HomeMy WebLinkAbout2012 11 06 AIS WILLAMETTE GREENWAY SETBACK DETERMINATIONAGENDA ITEM SUMMARY Meeting Date: 11/6/2012
Meeting Type: Regular Meeting
Staff Contact/Dept.: Andy Limbird/DPW Staff Phone No: 726-3784
S P R I N G F I E L D
PLANNING COMMISSION
Estimated Time: 30 Minutes
ITEM TITLE: Request for Willamette Greenway Setback Determination for Shamrock Mobile Home Park; Yoon Hwan Shin, Applicant
ACTION
REQUESTED:
Planning Commission approval of this Willamette Greenway Setback
Determination request (TYP312-00003) by motion.
ISSUE
STATEMENT:
The Planning Commission is requested to conduct a public hearing and decide
whether or not to approve a Willamette Greenway Setback Determination request for the property at 4531 Franklin Boulevard (Map 17-03-34-44, Tax Lot 301).
ATTACHMENTS: Attachment 1: Staff Report and Findings
Exhibit A: Site Context Map Exhibit B: Application Form and Applicant’s Project Narrative
Exhibit C: Applicant’s Site Inventory of Natural Resources Exhibit D: Hearings Official’s Decision – Case SHR2005-00004 Attachment 2: Planning Commission Final Order
DISCUSSION: The applicant is requesting the Willamette Greenway Setback Determination for approximately 3.1 acres of a 10.85 acre parcel on the west bank of the Willamette
River in Glenwood, just upstream of the Southern Pacific Railway bridge. The current zoning for the subject area is Low Density Residential (LDR) and the
property is designated Employment Mixed Use in the adopted Glenwood Refinement Plan. The property is developed with a residential mobile home park and the applicant is not proposing any specific development with this request. A
Site Inventory of Natural Resources report was prepared and submitted for the site,
which indicates the existing riparian vegetation occupies a narrow, variable-width ribbon along the eastern edge of the property. Staff conducted a site visit on
October 17, 2012 and do not challenge the findings in the applicant’s Site Inventory.
Staff recommends approval based on findings contained in the attached Staff Report.
TYPE III – WILLAMETTE GREENWAY SETBACK
DETERMINATION, WITHOUT DEVELOPMENT
STAFF REPORT AND RECOMMENDATION
______________________________________________________________________________
File Name: Shamrock Homes Willamette Greenway Setback Determination
Owner: Yoon Hwan Shin, Shamrock Homes LLC
Applicant: Nick Klingensmith,
Law Office of Bill Kloos PC
Case Number: TYP312-00003
Proposal Location: 4531 Franklin Blvd
(Map 17-03-34-44, TL 301)
Existing Zoning: Low Density Residential (LDR)
Comprehensive Plan: Glenwood Refinement Plan Refinement Plan Designation: Employment Mixed-Use
Initial Submittal Date: July 17, 2012 Application Considered Complete: Sept. 7, 2012
Date of Public Hearing: November 6, 2012
Associated Applications: None
CITY OF SPRINGFIELD’S DEVELOPMENT REVIEW COMMITTEE
POSITION REVIEW OF NAME PHONE
Project Manager Planning Andy Limbird 541-726-3784
Transportation Planning Engineer Transportation Michael Liebler 541-736-1034
Public Works Civil Engineer Streets and Utilities Clayton McEachern 541-736-1036
Deputy Fire Marshal Fire and Life Safety Gilbert Gordon 541-726-2293
Building Official Building David Bowlsby 541-736-1029
APPLICANT’S DEVELOPMENT REVIEW TEAM
POSITION NAME PHONE MAILING ADDRESS
Owner Yoon Hwan Shin 541-431-1079 Shamrock Homes LLC
389 W. 6th Avenue
Eugene OR 97401
Applicant Nick Klingensmith 541-912-5280 Law Office of Bill Kloos PC
375 W. 4th Avenue
Eugene, OR 97401
SITE
Willamette River
Franklin Blvd
Attachment 1-1Attachment 1-1
Review Process (SDC 3.3-315): The subject request for Willamette Greenway Setback Determination is being
reviewed under Type III procedures. In accordance with Springfield Development Code (SDC) 5.1-135, Type III decisions generally use discretionary approval criteria. The criteria of approval for Willamette Greenway Setback Determination are found in SDC 3.3-325. There is no specific development proposal associated with this request for Willamette Greenway Setback Determination. However, any future development or redevelopment of the site will be subject to the Discretionary Use approval criteria of SDC 5.9-120.
Site Information: The property subject to the Willamette Greenway Setback Determination is an existing 10.85-acre residential mobile home park located at 4531 Franklin Boulevard (Map 17-03-34-44, Tax Lot 301). The property is on the west bank of the Willamette River and lies within the Glenwood Riverfront area of the recently-adopted Glenwood Refinement Plan (Ordinance #6279) . The property is within the Springfield City limits, but is not yet connected to the public sanitary sewer system. Staff estimates there are developed spaces
for approximately 124 dwelling units on the site, which include a combination of vehicle-sized parking pads for
trailer and recreational vehicle (RV) parking and larger pads for mobile home placement.
Notice Requirements (SDC 3.3-300, 5.1-135 & 5.9-100): Consistent with SDC 5.1-135, notice was provided as follows:
Mailed Notice. Notice of the Willamette Greenway Setback Determination was mailed October 17,
2012, which is at least 14 days prior to the public hearing date, to the affected property owner(s) and owners and occupants of properties located within 300 feet of the perimeter of the affected territory. Notification of the public hearing was also sent by email to the Oregon Department of Transportation and Lane County.
Newspaper Notice. Notice of the November 6, 2012 public hearing was published in The Register-Guard on October 22 & 29, 2012. Posted Notice. Notice of the November 6, 2012 public hearing was posted in four public places in the
City: along the subject property frontage on Franklin Boulevard; at the Springfield City Hall and in the
Development and Public Works office; and on the City of Springfield website, on or before October 22,
2012.
Conclusion: Notice of the public hearing was provided consistent with SDC 3.3-300 & 5.1-135. Recommendation to Planning Commission (SDC 5.1-135): The Director shall forward a staff report and
written recommendation on the Willamette Greenway Setback Determination request based on the review
criteria specified in Section 3.3-325, which are provided as follows with the SDC requirements, findings, and
conclusions. The Director’s recommendation to the Planning Commission follows SDC 3.3-325, Criteria. The establishment of the Willamette Greenway Setback for this property will determine the minimum setback distance from the top of bank within which only water-related and water-dependent activities can and should occur. Beyond this established setback other forms of development or redevelopment could be considered,
subject to the City’s discretionary use procedures.
Criteria (SDC 3.3-325): The application may be approved only if the Planning Commission finds that the proposal conforms to the following criteria: A. Local, regional and State recreational needs shall be provided for consistent with the carrying capacity of the land. The possibility that public recreational use might disturb adjacent property shall be considered and minimized to the greatest extent possible.
Attachment 1-2Attachment 1-2
Applicant’s Submittal: The applicable functional plan for recreation in this area is the Willamalane Park and
Recreational Plan (2004), which is an element of the Metro Area General Plan. The park plan does not
designate any portion of the subject property for park use. The park plan identifies the need for “Special Use
Parks” within the park district. See page 32. Table 5 in the park plan proposes a “Glenwood Riverfront Park.”
The “action” proposal in Table 5 states: “Pursue acquisition and development of a multiuse riverfront park in
the Glenwood area.” See page 52, item 5.3. This proposal is reflected on Map 2 in the park plan: “Existing
and Proposed Park and Recreation Resources.”
The Glenwood Refinement Plan also discusses park acquisition in the area around the subject property.
Subarea 9, McVay Mixed-Use Area Policy 4 provides, “The City shall defer to Willamalane to consider the
potential for future park development within the area adjacent to the Willamette River.”
What can be gleaned from the park plan is that Willamalane anticipated acquiring and developing a riverfront
park in the Glenwood area. That proposal is not site-specific. Also, the Glenwood Refinement Plan defers
park acquisition decisions to Willamalane. More significantly, the proposed establishment of the boundary line
has no direct bearing on implementation of the parks plan. The district's options for negotiating for park land
purchase, on this site or any other site in the Glenwood area, remain unchanged by this application. This application involves the establishment of a Greenway Setback Line, and does not involve development or the use of the site for recreation, or have an effect on adjacent properties. Several functional and refinement plans reference a bike path along the south bank of the Willamette River. TransPlan (July 2002) identifies a South Bank Trail to run from I-5 to the Springfield Bridge. The Glenwood Refinement Plan (November 1999) shows, at page 53, a “Proposed Off-Street Path” as a continuation of the path shown in the TransPlan. As the Hearings Official noted in Jo. No. SHR 2005-00004 (a similar Willamette Greenway Setback determination for a property downstream from the subject property) the Glenwood
Refinement Plan states that the bike path diagram is a conceptual alignment. See Glenwood Refinement Plan
54. That Discussion and implementing strategy 4.5 indicate that the bike path route is not fixed and that the
route itself will need to be obtained through purchase or voluntary donation easements as part of the
development review process.
Because the property will remain within the Willamette Greenway Overlay District after the Willamette
Greenway Setback Line is established, development proposals for the property will be subject to Discretionary
Use procedures (SDC 5.9-100) and Site Plan Review (SDC 5.17-100). See SDC 3.3-315. Consequently, as the
Hearings Official concluded in Jo. No. SHR 2005-00004, “The best time to provide for the bike path is when
development is proposed for the subject property.” A copy of Jo. No SHR 2005-00004 is attached hereto as
Exhibit E.
Staff Findings and Recommendations:
Finding: The subject property is not a private or public recreational site, nor is it proposed as such with this
Willamette Greenway Setback determination request. However, the recently-adopted Glenwood Refinement Plan, Open Space Chapter (Figure 10) identifies a potential riverfront park along the entire Glenwood stretch of
the Willamette River. The adopted Refinement Plan acknowledges that creation of the linear riverfront park
will require the cooperation of the City, Willamalane Park & Recreation District, private property owners and
other stakeholders, and will be achieved incrementally as properties develop and/or redevelop.
Finding: The subject site is zoned for low density residential dwellings and is developed with recreational vehicle, trailer and mobile home parking pads. Portions of the existing site development, including internal driveways, parking areas and other improvements, are within 50 feet or less of the west bank of the Willamette River. The applicant is not proposing to develop or redevelop the site with this Willamette Greenway Setback
determination request. Should the property be proposed for additional development or redevelopment in the
future, it will need to go through a Discretionary Use process as noted in the applicant’s narrative.
Attachment 1-3Attachment 1-3
Finding: Due to the nature and extent of the existing residential development, and its proximity to the
riverbank, the property’s carrying capacity for recreational use is limited. Aside from a linear vegetative fringe
along the river’s edge, the property is otherwise developed and would require comprehensive development or
redevelopment to accommodate public recreational uses on the site.
Finding: Staff conducted a site visit on October 17, 2012 and observed that the strip of riverfront land subject
to this Willamette Greenway Setback determination is maintained as manicured lawn with picnic tables,
barbecue grills, a dog enclosure, and horseshoe pits. Therefore, the area currently functions as a passive
recreational area for residents.
Finding: With future development or redevelopment of the property, it is possible that a portion of the site may
be allocated to private and/or public recreational use to achieve stated objectives of the Glenwood Refinement
Plan. Because of overarching federal and State regulations, including Statewide Planning Goals 5 and 15 and
pending changes to Federal Emergency Management Agency (FEMA) floodplain development regulations, it is
also possible that most types of future development would be precluded from areas in close proximity to the
Willamette River. In any event, this request for Willamette Greenway Setback determination does not facilitate
or preclude future recreational use of the riverbank area. Moreover, this request does not automatically confer
any additional development potential to the property within 75 feet of the top of riverbank. Therefore, this
criterion is not applicable at this time.
Conclusion: The proposal satisfies this criterion. B. Adequate public access to the river shall be provided. Applicant’s Submittal: The subject property is currently developed with a mobile home park and access to the
river is provided for the tenants and guests of that use. As the Glenwood Refinement Plan implementing
strategy 4.5 notes, the Greenway Goal protects existing uses. Consequently, the existing level of public access
to the river is consistent with the Goal and this standard.
As noted above, several refinement plans indicate a desire for a public pedestrian and bicycle path to
eventually run along this bank of the Willamette River. The precise location of this path has not been
established nor have the appropriate easements for it been acquired. However, because any significant
development on the property in the future will require Discretionary Use and Site Plan Review, the City will
have an opportunity to consider the establishment of the bike path, which will ultimately provide for public
access to the river.
Establishment of the proposed Willamette Greenway Setback Line is the first step leading toward future
redevelopment. When redevelopment is proposed, the city will be in a position to ensure that public access to
the river is either maintained or increased from the status quo, consistent with the Metro Plan and applicable
parks and transportation plans. Establishing the Greenway Setback line is an essential step in that process of
ensuring that no development will impede future public access to the river.
Staff Findings and Recommendations:
Finding: The City updated and adopted the Glenwood Refinement Plan on June 18, 2012 and the Refinement
Plan was adopted by the Lane County Board of Commissioners on September 5, 2012. The updated version of the Refinement Plan has different pagination, policies, and implementation strategies than those cited above by the applicant. Finding: As stated above, the Glenwood Refinement Plan, the Willamalane Park & Recreation District’s 20
Year Comprehensive Plan (2012), and other City Planning and Transportation plans identify a linear riverfront
Attachment 1-4Attachment 1-4
park and pathway system along the south and west bank of the Willamette River. The component parts of the
linear park and pathway system will be added as properties in Glenwood develop and redevelop.
Finding: The current development on the site provides for limited private access to a lawn adjacent to the
riverfront. Direct access to the river’s edge is discouraged through signage and is physically constrained by the
steep riverbank, dense vegetation and rip-rap bank armoring. Elsewhere along this stretch of the Willamette
River – particularly on the opposite bank – public access is currently afforded by public parks, developed
pathways, and boat launches. It is possible that private and/or public access to the river from this site could be
formalized in the future. However, the present lack of developed public access at this location is not critical to
overall public access to and appreciation of the river. Therefore, this criterion is not applicable at this time.
Conclusion: The proposal satisfies this criterion.
C. Significant fish and wildlife habitats shall be protected.
Applicant’s Submittal: The Glenwood Refinement Plan, at page 39, recognizes that there are no significant fish or wildlife habitat areas identified within the Glenwood portion of the Willamette River Greenway. This conclusion is confirmed by the Site Inventory (Exhibit F), which explains: “Overall suitable habitat for threatened or endangered wildlife species within the Study Area has been affected by historic and current land uses, which have modified the natural landscape throughout the majority of the site for the past 50+ years. Suitable habitat for listed species known to be present within the Study Area vicinity is not provided by the site. Other areas within the bed and banks and below the OHWM of the River may provide habitat suitable for some of the identified species, especially where native vegetation is rooted at the active low flowing channel (during the summer time).” Site Inventory, p. 7
(parentheses in original).
Because this proposal protects all of the riparian vegetation on the subject property, it affords the greatest
degree of protection for fish and wildlife habitat that is possible, even though that habitat is not considered
significant.
Staff Findings and Recommendations:
Finding: There are no delineated riparian wetlands within the subject property as determined by the Local
Wetland Inventory of Glenwood. However, the adopted Glenwood Refinement Plan and the Willamalane
Natural Resource Areas Management Plan advocate for restoring the riparian vegetation along the Willamette
riverfront in general, and particularly in nearby parks that have remnant natural features. Although not a park,
the subject site would be a potential candidate for riparian restoration efforts in the future. For the time being,
the riverbank is being maintained in a relatively stable state and the mature vegetation provides shade and
refuge for some aquatic and terrestrial species.
Finding: In addition to establishing a minimum development setback through Willamette Greenway Setback
determination, the State has an overriding minimum 75-foot riparian setback for water quality limited
watercourses (WQLWs). The Willamette River has been identified as a WQLW for numerous physical and
chemical components, including water temperature. Therefore, retention and enhancement of bordering
vegetation such as a mature tree canopy, emergent vegetation, and bank-stabilizing shrubs and groundcover plants will benefit the riparian system. Finding: In accordance with the Federal Emergency Management Agency (FEMA) floodplain mapping for this stretch of the Willamette River (FIRM panel 41309C1142F), portions of the site are within the mapped
floodway. The base flood elevations, floodway elevation and dimensions of the floodway immediately
upstream of the Southern Pacific Railway Bridge (which includes this site) were revised in a Letter of Map
Attachment 1-5Attachment 1-5
Revision effective July 27, 2009. Among other changes, the calculated floodway elevation along this stretch of
the Willamette River was raised between 0.1 and 0.5 feet. Additionally, FEMA advises that regulatory changes
for floodplain development are being formulated that would require a comprehensive biological assessment of
flood hazard areas to determine potential impacts on salmonid habitat. At this point there is no specific date for
the regulatory changes to come into effect, but once adopted these could influence future development or
redevelopment of this and neighboring properties along the Willamette River.
Finding: In addition to other limitations on site development found in the City’s adopted comprehensive plans
and Development Code, and state and Federal water quality protection regulations, the site is also subject to
current and evolving flood hazard area regulations. Part of the flood hazard regulatory environment will focus
increasingly on preservation and enhancement of salmonid habitat, which includes riparian areas. At this point,
however, this request for Willamette Greenway Setback determination does not propose any physical change to
the riparian environment.
Conclusion: The proposal satisfies this criterion.
D. Identified scenic qualities and viewpoints shall be preserved.
Applicant’s Submittal: The Glenwood Refinement Plan, at page 39, recognizes that there are no identified scenic qualities or viewpoints within the Glenwood portion of the Willamette River Greenway. Although there are no identified scenic qualities or view-points on the property, the Site Inventory notes that the existing Riparian Edge assists in providing visual identification and definition to the river and riparian system as well as providing filtered views of the river from the site. Site Inventory, p. 8.
Staff Findings and Recommendations:
Finding: The updated Glenwood Refinement Plan, Open Space Chapter does not identify any specific scenic
area within the subject property. However, the adopted Policies and Implementation Strategies recommend
“establish(ing) and maintain(ing) riparian habitat connectivity to the maximum extent possible, while allowing
for and managing appropriate and limited public access to the river, as well as sight lines through the riparian
area…” The subject property has been developed and operating as a mobile home park for over 40 years, and
there is no public access afforded to the riverfront area of the site. Because there are no specific development
plans for the site, the existing site conditions neither enhance nor preclude future public access to and views of
the river. Therefore, this criterion is not applicable.
Conclusion: The proposal satisfies this criterion.
E. The maintenance of public safety and protection of public and private property, especially from
vandalism and trespass shall be provided for, to the maximum extent practicable.
Applicant’s Submittal: This standard does not appear to apply to the present application. The Site Inventory notes, at page 6, that the wider natural vegetation areas located on nearby properties to the north of the subject property show signs that those areas are commonly used for transient encampments. Such use does not occur on the subject property due to existing residential development. Concern for public safety and the protection of public and private property may arise as part of future development activity on the site, especially if a pedestrian/bike path is established. However, because that development will undergo Discretionary Use and Site Plan Review, public safety considerations will be invoked at that time.
Attachment 1-6Attachment 1-6
Staff Findings and Recommendations:
Finding: The subject property is a private residential mobile home park with perimeter fencing and on-site
manager. Site access is via a single private entrance driveway from Franklin Boulevard and an internal network
of lanes serving the RV and mobile home parking pads. Although it is theoretically possible that pedestrian
access could be made from the river side of the property, the existing riparian vegetation, fencing, and steep
riverbank are not conducive to casual passage along the river’s edge. It is the opinion of staff that the existing
riparian vegetation should not promote or facilitate trespass onto the site or otherwise jeopardize the safety of
the residents. Therefore, this criterion is not applicable.
Conclusion: The proposal satisfies this criterion.
F. The natural vegetative fringe along the river shall be enhanced and protected to the maximum extent
practicable.
Applicant’s Submittal: The Site Inventory notes that that the riparian area on the subject property varies from five feet (5') to eighty feet (80') in width and includes a mix of native and non-native vegetation with substantial understory manipulation. Site Inventory, p. 8. The Site Inventory also notes that the Riparian Edge could be enhanced by planting additional native overstory and understory species, especially in the areas of existing riprap and other stream stabilization techniques are used. Site Inventory, p. 8. For example, the photographs taken from Photo Point 3, included at Photo Point Page 2 of the Site Inventory, show no overstory vegetation along the river's edge. The application would protect the existing natural vegetative fringe by proposing a Willamette Greenway Setback Line that is coterminous with the vegetation line along the river. This setback would be eighty feet
deep in the portions of the property where the existing riparian vegetation is the most extensive. Additionally,
the proposal includes a Greenway Setback Line minimum width of ten feet (10') that will provide an
opportunity to enhance the natural vegetative fringe along the river in those areas where vegetation is
currently lacking or nonexistent.
The proposed Willamette Greenway Setback Line will provide for the enhancement of the natural vegetative
fringe along the river at the time of further development of the property.
Staff Findings and Recommendations:
Finding: The applicant submitted a Site Inventory of Natural Resources prepared by Coyote Creek Ecological
Services in 2008. The applicant also submitted a letter from Brian Meiering of Schirmer Satre Group dated
September 5, 2012, which confirmed his firm’s review of the 2008 Natural Resources Inventory and support for
the findings contained therein.
Finding: Staff visited the site on October 17, 2012 and does not challenge the findings of the applicant’s Site
Inventory of Natural Resources, which evaluated and measured the riparian corridor width along the eastern site
boundary. Staff observed that the vegetative fringe along the Willamette River is consistent with the
applicant’s stated findings of being variable-width: between approximately 5 and 80 feet from the top of bank.
Additionally, staff concurs with the applicant’s findings that much of the existing vegetation is introduced or
ornamental trees, shrubs and grasses. Finding: Staff observations and the applicant’s Natural Resources Inventory confirm that much of the riverbank along this stretch of the Willamette River contains armoring and rip-rap that has disturbed the previous riparian bank configuration and vegetation community. Therefore, the natural vegetative fringe along
the river has been compromised. Without substantial efforts to re-contour and restore the riverbank, it will
continue to exist more or less in its present state and configuration.
Attachment 1-7Attachment 1-7
Finding: The adopted Glenwood Refinement Plan advocates for re-establishing the vegetative fringe along the
Willamette River wherever possible. At present, there are large, mature native and non-native trees occupying a
narrow ribbon of vegetation along the riverbank. Because of the bank stabilization, aesthetic, and buffering
roles these trees provide, it is likely that most or all should remain intact if the site develops or redevelops in the
future.
Finding: The applicant is not proposing to develop or modify the existing riparian fringe along the east side of
the site. Although narrow and of limited habitat value, it does play an ecological role. Therefore, staff
recommends accepting the findings of the applicant’s Site Inventory of Natural Resources and declaring the
Willamette Greenway Setback for this property as coterminous with the edge of the riparian fringe depicted on
Figure 8 of the report.
Conclusion: The proposal satisfies this criterion.
G. The location of known aggregate deposits shall be considered. Aggregate extraction may be
permitted outside the Greenway Setback Area subject to compliance with State law, the underlying
zoning district and conditions of approval designed to minimize adverse effects on water quality, fish
and wildlife, vegetation, bank stabilization, stream flow, visual quality, quiet and safety and to
guarantee reclamation.
Applicant’s Submittal: The Glenwood Refinement Plan states at page 39 that aggregate extraction is not anticipated in the area subject to its jurisdiction. This site is also not on any acknowledged inventory of aggregate resources. The Site Inventory agrees with this conclusion. Site Inventory, p. 8. Staff Findings and Recommendations:
Finding: The site’s location, size, and current Low Density Residential zoning are not conducive to aggregate
extraction. In accordance with the adopted Glenwood Refinement Plan the zoning designation for the subject
property is Employment Mixed Use, which does not accommodate resource extraction activities.
Finding: The applicant is not proposing to undertake any type of site development or redevelopment (including
resource extraction) with this application. Therefore, this criterion is not applicable.
Conclusion: The proposal satisfies this criterion.
H. Developments shall be directed away from the river to the greatest possible degree; provided,
however, lands committed to urban uses shall be permitted to continue as urban uses, including port,
public, industrial, commercial and residential uses, uses pertaining to navigational requirements,
water and land access needs and related facilities.
Applicant’s Submittal: There is no development proposed with this application, therefore the criterion is not presently applicable. Even after the Greenway Setback line is established, the subject property will still be subject to the Willamette Greenway Overlay District development standards, which, as noted above, invoke the Discretionary Use standards under SDC 5.9-120 and the Site Plan Review standards under SDC 5.17-100, as well as the SDC 3.3-325 standards invoked above for any change or intensification of use, or construction that has a significant visual impact.
Staff Findings and Recommendations: Finding: The existing development is consistent with this policy, in that urban residential uses are permitted to
continue provided they do not encroach within or supplant the riparian area. Staff visited the subject site on
October 17, 2012 and observed that the vegetative fringe along the river is maintained as a manicured, irrigated
Attachment 1-8Attachment 1-8
lawn with mature tree canopy. The vegetative fringe has been developed with passive recreational amenities
for residents. According to the applicant’s submittal, the mobile home park has been operating at this location
and in essentially the same configuration for more than 40 years. The current activities do not appear to pose a
direct and serious threat to riparian health, despite the narrow r of vegetation remaining along the riverbank.
Therefore, the development complies with this condition.
Conclusion: The proposal satisfies this criterion.
DIRECTOR’S RECOMMENDATION: Approve the Willamette Greenway Setback Determination as
requested by the applicant and outlined in their supporting Site Inventory of Natural Resources and
establish the Greenway Setback as coterminous with the variable-width riparian fringe shown on Figure
8 of the report.
Planning Commission Decision (SDC 5.1-135.E): The Planning Commission decision is the City’s final
decision, unless appealed.
Effective Date and Notice of Final Decision (SDC 5.7-155): A Notice of Final Decision will be mailed to the
applicant, property owner and those with standing to appeal. The decision is effective the day the notice is
mailed to the applicant, property owner and those providing oral and/or written testimony at the public hearing.
Exhibits:
A. Map showing subject area
B. Application form and applicant’s narrative
C. Applicant’s Site Inventory of Natural Resources (August, 2008)
D. Hearing Official’s Decision on Case No. SHR2005-00004 (September, 2005)
E. Planning Commission Final Order
Attachment 1-9Attachment 1-9
WILLAMETTE GREENWAY SETBACK DETERMINATION, WITHOUT DEVELOPMENT
TYP312-00003 – 4531 FRANKLIN BLVD (MAP 17-03-34-44, TL 301)
SITE CONTEXT MAP
SITE
Willamette
River
Franklin Blvd
Southern Pacific
Railroad
Exhibit A-1
Attachment 1-10
Exhibit B1 -1Attachment 1-11
Exhibit B1 -2Attachment 1-12
Page 1 of 6 – Willamette Greenway Setback Line Application – 4531 Franklin Boulevard
LAW OFFICE OF BILL KLOOS, PC
375 W. 4th St., SUITE 204 OREGON LAND USE LAW EUGENE, OR 97401 PO BOX 11906
EUGENE, OR 97440 TEL (541) 912-5280 FAX (541) 343-8702 E-MAIL NKLINGENSMITH@LANDUSEOREGON.COM
July 16, 2012
WILLAMETTE GREENWAY SETBACK LINE APPLICATION
Property Location:
4531 Franklin Boulevard
Eugene, OR 97403
Property Owner:
Shamrock Homes LLC, DBA Shamrock Village
389 W. 6th Ave. Ste 201
Eugene, OR 97401
WRITTEN STATEMENT:
Applicant: Yoon Hwan Shin
Shamrock Homes, LLC
389 W. 6th Avenue
Eugene, OR 97401
Applicant's Nick Klingensmith
Representative: Law Office of Bill Kloos, PC
375 W. 4th Avenue, Suite 204
Eugene, OR 97401
nklingensmith@landuseoregon.com
Bus Phone: (541) 912-5280
Business Fax: (541) 343-8702
I. LAND USE REQUEST
The subject property is identified as Tax Lot 301, Map 17-03-34-44, located at 4531
Franklin Boulevard in Glenwood on the west (left) bank of the Willamette River.
Based upon all of the submitted application materials, this application requests the
City to establish the Greenway Setback line, as provided for in Springfield Development Code
(SDC) 3.3-325. The owner understands that the City, under the approval standards, has some
discretion in where to draw the setback line. Some of the eight factors are legal standards, others
Exhibit B2-1
Attachment 1-13
Page 2 of 6 – Willamette Greenway Setback Line Application – 4531 Franklin Boulevard
represent policy standards, and some constitute factual standards. This application narrative
focuses on the standards that are of a legal or factual nature.
This application is supported by the following enclosures: application form; filing fee;
this written narrative with exhibits; a Site Inventory of Natural Resources prepared by Coyote
Creek Environmental Services, LLC. (Exhibit F); and a map showing the Proposed Willamette
River Greenway Setback for this property (Figure 8 of Exhibit F).
The owner is suggesting an appropriate Greenway Setback Line based upon the
analysis prepared by Coyote Creek Environmental Services, Inc. The owner proposes to draw
the setback line at the documented "Riparian Edge" or ten feet (10') from the top of high bank,
whichever is greater.
II. SITE CONTEXT
The subject property is a 10.85-acre parcel located a short distance south of where the
Southern Pacific Railroad line crosses the Willamette River (by E. 19th Avenue and Franklin
Boulevard). See Exhibit A, Site Identification Map. The subject property is zoned Low Density
Residential and is developed with the Shamrock Village mobile home park. See Exhibit B,
Zoning Map Detail, and Exhibit C, Aerial Photo of Subject Property. The property is also
subject to the City's Willamette Greenway Overlay District and the Floodplain Overlay District.
See Exhibit D, Shamrock Village – FIRM Excerpt.
III. CRITERIA FOR APPROVAL
The application must be consistent with the standards provided in SDC 3.3-325.
Approval criteria are presented below in bold, with the applicant's findings and conclusions
following in plain text.
A. Local, regional and State recreational needs shall be provided for
consistent with the carrying capacity of the land. The possibility that
public recreation use might disturb adjacent property shall be considered
and minimized to the greatest extent possible.
Findings: The applicable functional plan for recreation in this area is the "Willamalane Park and
Recreational Plan" (2004), which is an element of the Metro Area General Plan. The park plan
does not designate any portion of the subject property for park use. The park plan identifies the
need for "Special Use Parks" within the park district." See page 32. Table 5 in the park plan
proposes a "Glenwood Riverfront Park." The "action" proposal in Table 5 states: "Pursue
acquisition and development of a multiuse riverfront park in the Glenwood area." See page 52,
item 5.3. This proposal is reflected on Map 2 in the park plan: "Existing and Proposed Park and
Recreation Resources."
The Glenwood Refinement Plan also discusses park acquisition in the area around the subject
property. Subarea 9, McVay Mixed-Use Area Policy 4 provides, "The City shall defer to
Willamalane to consider the potential for future park development within the area adjacent to the
Exhibit B2-2
Attachment 1-14
Page 3 of 6 – Willamette Greenway Setback Line Application – 4531 Franklin Boulevard
Willamette River.”1
What can be gleaned from the park plan is that Willamalane anticipated acquiring and
developing a riverfront park in the Glenwood area. That proposal is not site-specific. Also, the
Glenwood Refinement Plan defers park acquisition decisions to Willamalane. More
significantly, the proposed establishment of the boundary line has no direct bearing on
implementation of the parks plan. The district's options for negotiating for park land purchase,
on this site or any other site in the Glenwood area, remain unchanged by this application. This
application involves the establishment of a Greenway Setback Line, and does not involve
development or the use of the site for recreation, or have an effect on adjacent properties.
Several functional and refinement plans reference a bike path along the south bank of the
Willamette River. TransPlan (July 2002) identifies a South Bank Trail to run from I-5 to the
Springfield Bridge. The Glenwood Refinement Plan (November 1999) shows, at page 53, a
"Proposed Off-Street Path" as a continuation of the path shown in the TransPlan. As the
Hearings Official noted in Jo. No. SHR 2005-00004 (a similar Willamette Greenway Setback
determination for a property downstream from the subject property) the Glenwood Refinement
Plan states that the bike path diagram is a conceptual alignment. See Glenwood Refinement Plan
54. That Discussion and implementing strategy 4.5 indicate that the bike path route is not fixed
and that the route itself will need to be obtained through purchase or voluntary donation
easements as part of the development review process.
Because the property will remain within the Willamette Greenway Overlay District after the
Willamette Greenway Setback Line is established, development proposals for the property will
be subject to Discretionary Use procedures (SDC 5.9-100) and Site Plan Review (SDC 5.17-
100). See SDC 3.3-315. Consequently, as the Hearings Official concluded in Jo. No. SHR
2005-00004, "The best time to provide for the bike path is when development is proposed for the
subject property." A copy of Jo. No SHR 2005-00004 is attached hereto as Exhibit E.
Conclusion: The proposal is consistent with this approval standard.
B. Adequate public access to the river shall be provided.
Findings: The subject property is currently developed with a mobile home park and access to the
river is provided for the tenants and guests of that use. As the Glenwood Refinement Plan
implementing strategy 4.5 notes, the Greenway Goal protects existing uses. Consequently, the
existing level of public access to the river is consistent with the Goal and this standard.
As noted above, several refinement plans indicate a desire for a public pedestrian and bicycle
path to eventually run along this bank of the Willamette River. The precise location of this path
has not been established nor have the appropriate easements for it been acquired. However,
1 In 2011, Willamalane published a draft Community Needs Assessment (CNA). That draft CNA is part of an ongoing update
to the 2004 Willamalane Parks and Recreation Plan. Portions of that ongoing update process have been completed, including
the 2011 CNA, but they have not yet been formally adopted, and therefore do not apply to land use applications such as this.
Only the 2004 version of the Parks and Recreation Plan is currently in effect.
Exhibit B2-3
Attachment 1-15
Page 4 of 6 – Willamette Greenway Setback Line Application – 4531 Franklin Boulevard
because any significant development on the property in the future will require Discretionary Use
and Site Plan Review, the City will have an opportunity to consider the establishment of the bike
path, which will ultimately provide for public access to the river.
Establishment of the proposed Willamette Greenway Setback Line is the first step leading toward
future redevelopment. When redevelopment is proposed, the city will be in a position to ensure
that public access to the river is either maintained or increased from the status quo, consistent
with the Metro Plan and applicable parks and transportation plans. Establishing the Greenway
Setback line is an essential step in that process of ensuring that no development will impede
future public access to the river.
Conclusion: The proposal is consistent with this approval standard.
C. Significant fish and wildlife habitats shall be protected.
Findings: The Glenwood Refinement Plan, at page 39, recognizes that there are no significant
fish or wildlife habitat areas identified within the Glenwood portion of the Willamette River
Greenway. This conclusion is confirmed by the Site Inventory (Exhibit F), which explains:
"Overall suitable habitat for threatened or endangered wildlife species within the
Study Area has been affected by historic and current land uses, which have
modified the natural landscape throughout the majority of the site for the past 50+
years. Suitable habitat for listed species known to be present within the Study Area
vicinity is not provided by the site. Other areas within the bed and banks and
below the OHWM of the River may provide habitat suitable for some of the
identified species, especially where native vegetation is rooted at the active low
flowing channel (during the summer time)." Site Inventory, p. 7 (parentheses in
original).
Because this proposal protects all of the riparian vegetation on the subject property, it
affords the greatest degree of protection for fish and wildlife habitat that is possible, even though
that habitat is not considered significant.
Conclusion: The proposal is consistent with this approval standard.
D. Identified scenic qualities and view-points shall be preserved.
Findings: The Glenwood Refinement Plan, at page 39, recognizes that there are no identified
scenic qualities or viewpoints within the Glenwood portion of the Willamette River Greenway.
Although there are no identified scenic qualities or view-points on the property, the
Site Inventory notes that the existing Riparian Edge assists in providing visual identification and
definition to the river and riparian system as well as providing filtered views of the river from the
site. Site Inventory, p. 8.
Exhibit B2-4
Attachment 1-16
Page 5 of 6 – Willamette Greenway Setback Line Application – 4531 Franklin Boulevard
Conclusion: The proposal is consistent with this approval standard.
E. The maintenance of public safety and protection of public and private
property, especially from vandalism and trespass shall be provided for, to the
maximum extent practicable.
Findings: This standard does not appear to apply to the present application. The Site Inventory
notes, at page 6, that the wider natural vegetation areas located on nearby properties to the north
of the subject property show signs that those areas are commonly used for transient
encampments. Such use does not occur on the subject property due to existing residential
development.
Concern for public safety and the protection of public and private property may arise
as part of future development activity on the site, especially if a pedestrian/bike path is
established. However, because that development will undergo Discretionary Use and Site Plan
Review, public safety considerations will be invoked at that time.
Conclusion: The proposal is consistent with this approval standard.
F. The natural vegetative fringe along the river shall be enhanced and
protected to the maximum extent practicable.
Findings: The Site Inventory notes that that the riparian area on the subject property varies from
five feet (5') to eighty feet (80') in width and includes a mix of native and non-native vegetation
with substantial understory manipulation. Site Inventory, p. 8. The Site Invenotry also notes that
the Riparian Edge could be enhanced by planting additional native overstory and understory
species, especially in the areas of existing riprap and other stream stabilization techniques are
used. Site Inventory, p. 8. For example, the photographs taken from Photo Point 3, included at
Photo Point Page 2 of the Site Inventory, show no overstory vegetation along the river's edge.
The application would protect the existing natural vegetative fringe by proposing a
Willamette Greenway Setback Line that is coterminous with the vegetation line along the river.
This setback would be eighty feet deep in the portions of the property where the existing riparian
vegetation is the most extensive. Additionally, the proposal includes a Greenway Setback Line
minimum width of ten feet (10') that will provide an opportunity to enhance the natural
vegetative fringe along the river in those areas where vegetation is currently lacking or
nonexistent.
The proposed Willamette Greenway Setback Line will provide for the enhancement of
the natural vegetative fringe along the river at the time of further development of the property.
Conclusion: The proposal is consistent with this approval standard.
G. The location of known aggregate deposits shall be considered.
Exhibit B2-5
Attachment 1-17
Page 6 of 6 – Willamette Greenway Setback Line Application – 4531 Franklin Boulevard
Aggregate extraction may be permitted outside the Greenway Setback
Area subject to compliance with State law, the underlying zoning district
and conditions of approval designed to minimize adverse effects on water
quality, fish and wildlife, vegetation, bank stabilization, stream flow,
visual quality, quiet and safety and to guarantee reclamation.
Findings: The Glenwood Refinement Plan states at page 39 that aggregate extraction is not
anticipated in the area subject to its jurisdiction. This site is also not on any acknowledged
inventory of aggregate resources. The Site Inventory agrees with this conclusion. Site
Inventory, p. 8.
Conclusion: The proposal is consistent with this approval standard.
H. Developments shall be directed away from the river to the greatest
possible degree; provided, however, lands committed to urban uses shall
be permitted to continue as urban uses, including port, public, industrial,
commercial and residential uses, uses pertaining to navigational
requirements, water and land access needs and related facilities.
Findings: There is no development proposed with this application, therefore the criterion is not
presently applicable. Even after the Greenway Setback line is established, the subject property
will still be subject to the Willamette Greenway Overlay District development standards, which,
as noted above, invoke the Discretionary Use standards under SDC 5.9-120 and the Site Plan
Review standards under SDC 5.17-100, as well as the SDC 3.3-325 standards invoked above for
any change or intensification of use, or construction that has a significant visual impact.
Conclusion: The proposal is consistent with this approval standard.
IV. CONCLUSION
The City should conclude, based upon this written narrative and supporting exhibits,
that the Willamette Greenway Setback Line for the subject property should correspond to the
"Riparian Edge" established herein described in detail in detail by the Site Inventory of Natural
Resources (Exhibit E).
Exhibits:
Exhibit A Site Identification Aerial Overview
Exhibit B Zoning Map Detail
Exhibit C Aerial Photo of Subject Property
Exhibit D Shamrock Village – FIRM Excerpt
Exhibit E Hearings Official's Decision, Jo. No. SHR 2005-00004
Exhibit F Site Inventory of Natural Resources, Coyote Creek Ecological Services, LLC.
Exhibit B2-6
Attachment 1-18
COYOTE CREEK
ECOLOGICAL SERVICES, LLC.
Natural Resource Inventory,
Assessment, Ecological Design
and Permit Facilitation
27661 Crow Road
Eugene, OR 97402
Tel. (541) 484-7336
Fax. (541) 484-7336
mike@coyotecreekes.com
cellular (541) 521-2806
chad@coyotecreekes.com
cellular (541) 915-3043
Site Inventory of Natural Resources
Shin / Shamrock Village Mobile Home Park Project
Prepared for:
Shamrock Homes LLC
389 West 6th Avenue, STE 201
Eugene, Oregon 97401
Attn: Yoon Shin
August 2008
Exhibit C1-1
Attachment 1-19
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. 1
Table of Contents
SUMMARY OF FINDINGS TABLE ............................................................................................................................................ 1
1. INTRODUCTION ................................................................................................................................................................... 2
1.1. LAYOUT OF THIS DOCUMENT ............................................................................................................................................. 2
1.2. PREPARERS ...................................................................................................................................................................... 2
2. METHODOLOGY .................................................................................................................................................................. 2
2.1. REFERENCE DOCUMENTS .................................................................................................................................................. 2
2.2. FIELD METHODOLOGIES .................................................................................................................................................... 3
2.3. CARTOGRAPHY ................................................................................................................................................................. 3
2.4. COORDINATION CONDUCTED ............................................................................................................................................. 3
3. STUDY AREA INFORMATION ............................................................................................................................................. 3
3.1. LANDSCAPE CONTEXT ....................................................................................................................................................... 3
3.2. SITE HISTORY ................................................................................................................................................................... 5
4. RESULTS AND DISCUSSION .............................................................................................................................................. 5
4.1. HABITAT CHARACTERIZATION ............................................................................................................................................. 5
4.2. VISUAL RESOURCE INVENTORY .......................................................................................................................................... 6
4.3. COMPARISON TO SPECIFIC WILLAMETTE RIVER GREENWAY OVERLY AND SETBACK CRITERIA .............................................. 6
5. GLOSSARY OF TERMS
6. REFERENCES
APPENDIX 7.1.
FIGURES INCLUDING AERIAL PHOTOGRAPHS
APPENDIX 7.2.
SITE PHOTOGRAPHS
APPENDIX 7.3.
SENSITIVE SPECIES LIST
APPENDIX 7.43.
STATEMENT OF QUALIFICATIONS
Exhibit C1-2
Attachment 1-20
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. 1
Shin / Shamrock Village Mobile Home Park Site Inventory of Natural Resources
Summary of Findings
Project Identification Shin / Shamrock Village Mobile Home Park Site Inventory of Natural Resources and
Greenway Boundary Analysis
CCES Project No. 07-23
Purpose The purpose of this investigation is to establish the status of the parcel relative to specific
criteria for the Willamette River Greenway overlay and setback, as specified within the City of
Springfield Land Use Code, Section 3.3-300 Willamette Greenway Overlay District. Specific
criteria from the City of Springfield Land Use Code to be addressed by this report are related
to: 1) protection of significant fish and wildlife habitats; 2) preservation of identified scenic
qualities and view points; 3) enhancement and protection of the natural vegetative fringe to the
maximum extent practicable, and 4) consideration of known aggregate deposits.
Applicant / Landowner Management:
Shamrock Homes LLC
389 West 6th Avenue, STE 201
Eugene, Oregon 97401
Attn: Yoon Shin
Site Location The Shamrock Village Mobile Home Park (4531 Franklin Boulevard Space 1, Springfield,
Oregon) is located just south of 1) the dual vehicle bridges over the Willamette River that link
Glenwood and Springfield Franklin Boulevard, and 2) the Southern Pacific railroad bridge over
the Willamette River, located south of the vehicle bridges. The Study Area is located along the
west (left) bank of the Willamette River between River Mile (RM) 185 and RM 186.
Tax Map Information Township 17 South - Range 03 West - Section 34-44 - Tax Lot 301
Study Area Acreage 10.85 acres
Zoning Low Density Residential (City of Springfield Zoning District)
Site Investigators: Chad M. Hoffman & Andrew Gilmore, CCES
Fieldwork Date June, 03, 2008
Existing Conditions The Study Area can be characterized by two (2) different landscape / habitat features.
1) Developed areas consisting of mobile home dwellings and associated private access
roads and driveways. Natural features within this zone are limited to mown lawn
areas with scattered non-native trees and ornamental landscaping intermixed with the
mobile dwellings.
2) The mixed native and non-native Riparian Edge, which is a riparian overstory
vegetation assemblage located to the bed and banks above the Ordinary High Water
Mark (OHWM) of the Willamette River. Areas below the OHWM of the River are
property of the State of Oregon. The Willamette River within the vicinity of the Study
Area is considered Essential Salmonid Habitat by the Oregon Department of State
Lands.
Findings The Site Inventory of Natural Resources summarized within this document was compared to
the Willamette River Greenway Setback and Overlay criteria. The managed mown lawn with
scattered non-native ornamental trees vegetation zone possesses neither significant habitat
function nor significant visual resource function. The narrow Riparian Edge is the most
significant habitat and visual resource, although somewhat diminished in function by 1) the
presence of riprap, barbs, boulders and rubble for streambank stabilization, 2) the impacted
understory vegetation community which is generally highly disturbed and modified from natural
conditions, and 3) the presence of non-native species within the overstory vegetation
community, assumably planted as part of the mobile home park.
Exhibit C1-3
Attachment 1-21
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. 2
1. Introduction
This report documents the natural and aesthetic resources inventory of the parcel owned by Mr. Yoon Shin in Springfield,
(Glenwood), Oregon, located on the west (left) bank of the Willamette River between River Mile (RM) 185 and RM 186 (Figure 1.)
The Study Area is located downstream from both the vehicle and rail bridges over the River, connecting Glenwood with other
portions of the City of Springfield. The purpose of this investigation is to establish the status of the Study Area relative to specific
criteria for the following Willamette River Greenway Overlay District development standards specified in Springfield Development
Code (SDC) Section 3.3-325.
(C) Significant fish and wildlife habitats shall be protected, (protection of significant fish and wildlife habitats; (4) preservation of
identified
(D) Identified scenic qualities and view-points shall be preserved.
(F) The natural vegetative fringe along the river shall be enhanced and protected to the maximum extent practicable.
(G) The location of known aggregate deposits shall be considered. Aggregate extraction may be permitted outside the
Greenway Setback Area subject to compliance with State law, the underlying zoning district and conditions of approval
designed to minimize adverse effects on water quality, fish and wildlife, vegetation, bank stabilization, stream flow, visual
quality, quiet and safety and to guarantee reclamation.
1.1. Layout of this Document
This document is organized in a manner intended to best facilitate understanding of the data, analysis and conclusions being
presented. Discussion of the results of the inventory and analysis is presented in an integrative fashion, providing an overview
and context for further understanding of this dynamic local landscape. Supporting data is included in the Appendices.
1.2. Preparers
Research and documentation tasks on this project were conducted by:
Michael W. Shippey Chad M Hoffman
Landscape Ecologist Wetland Ecologist
Coyote Creek Ecological Services, LLC. Coyote Creek Ecological Services, LLC.
27661 Crow Road 1338 Washington Street
Eugene, Or. 97402 Eugene, Or. 97401
phone (541) 484-7336 / cell (541) 521-2806 phone (541) 349-8693
fax (541) 484-1233 fax (541) 484-1233
Field work was conducted by Chad M. Hoffman & Andrew Gilmore. This document was drafted and finalized by Chad M.
Hoffman, and reviewed and edited by Michael W. Shippey. Please see Statement of Qualifications in Appendices.
2. Methodology
2.1. Reference Documents
Office Research included compilation of information from a variety of sources, including the Atlas of Oregon Wildlife (Csuti et al.,
2001); Wildlife-Habitat Relationships in Oregon and Washington (Johnson & O’Neil, 2001); and Rare, Threatened and
Endangered Plants and Animals of Oregon (ONHP, 2004). Further identification of potential suitable habitat areas for the
identified plant species of concern was determined via historic aerial photograph interpretation. Plant identification was aided by
the use of several documents, most notably Flora of the Pacific Northwest (Hitchcock and Cronquist, 11th ed. 1998), Wetland
Plants of Oregon and Washington (Guard, 1995), A Key to Common Grass Genera in the Willamette Valley (Zika, 1992), and
Western Wetland Flora (USDA NRCS).
Exhibit C1-4
Attachment 1-22
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. 3
Lists of Species of Concern from the Oregon Natural Heritage Information Center (ORNHIC) were reviewed in addition to other
lists of species of interest, as maintained by the local Emerald Chapter of the Native Plant Society of Oregon (NPSO), and other
sources. Additional reference sources are included in References section of this document. Additional office research included
compilation of information from the sources identified in Table 1.
Table 1. Office Research Information Sources
Information Source
7.5 minute Topographic Map (Eugene East Quadrangle) US Geological Survey (photorevised 1986)
Soil Survey for Lane County Area, Oregon, Map Sheets 76
& 91
US Department of Agriculture (USDA) (issued
September 1987, 1981 data)
Hydric Soils of the State of Oregon USDA Soil Conservation Service (1987)
Hydric Soils in [the] Lane County Area, Oregon USDA Soil Conservation Service (1990)
National Wetland Inventory Map (Eugene East Quadrangle) US Department Fish & Wildlife
City of Springfield National & Local Wetland Inventory Maps David Evans & Associates, Inc. (1998)
Historic Aerial Photographs University of Oregon (1936-2000), Lane County
(2000-2004), Google Earth (2007), MSN Live
Search Maps (2008)
Site Photographs Coyote Creek Environmental Services (June, 2008)
2.2. Field Methodologies
The entire site was walked and notes were taken regarding the various distinct habitat areas. A narrow fringe of vegetated areas
immediately adjacent to the River was the area of focus for the field investigation. Characterizations of landscape position,
topography, soils, plant communities, and indications of human disturbance were recorded and photographs were taken from fixed
photo point locations identified on Figure 8. The site photo point documentation exhibits all representative habitat zones within the
Study Area. Additional site photographs were taken across the Study Area to document the most significant features in the visual
landscape.
2.3. Cartography
Photograph point locations and information regarding habitat types has been mapped onto recent aerial photography and will be
transcribed to topographic maps as they become available. Historic aerial photography obtained from a variety of sources dating
back to the 1960s is also provided.
2.4. Coordination Conducted
The Oregon Natural Heritage Information Center (ORNHIC) and the Emerald Chapter of the Native Plant Society of Oregon
maintain lists of protected local plant species and species of concern. Recent copies of these lists were obtained and reviewed for
this project. The City of Springfield does not have recorded Local Wetland Inventory data for the Study Area, therefore the United
States Fish and Wildlife (USFWS) National Wetland Inventory information was obtained and used in combination with wetland
information obtained from the City of Springfield website and other sources to identify the potential for any wetlands within the
Study Area (See Figure 4a &b).
3. Study Area Information
3.1. Landscape Context and General Site Description
The Shamrock Village Mobile Home Park parcel totals approximately 10.85 acres in size. The Study Area is located within the
Urban Growth Boundary and City of Springfield limits (please see the Vicinity Map, Figure 1). The Study Area is mapped as Tax
Lot 00301, located on Lane County Tax Assessor’s Map Township 17 South - Range 03 West - Section 34 - Subsection 44
(please see Figures 2a - 2d, Tax Lot Maps). The Study Area is within the City of Springfield Zoning district and is zoned as Low
Density Residential. The Study Area is immediately bordered by bed and banks (to OHWM) of the Willamette River (River) on the
eastern edge, and a variety of lands uses to the south, north, and west, including Low Density Residential, Medium Density
Residential, and General Office bordering the River, and Commercial and Light Industrial land uses fronting Franklin Boulevard.
The majority of the Study Area contains a topographic position that is typical of historically managed areas adjacent to the
Willamette River, including a relatively flat upper terrace. Banks of the River are generally steep and eroding in areas that are not
Exhibit C1-5
Attachment 1-23
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. 4
armored with boulders and or riprap. In some places at the base of the steep Banks, natural overstory vegetation is rooted on a
lower terrace that is exposed at typical low flow River levels, but inundated during Ordinary High Water conditions.
The soils throughout this area strongly reflect the geomorphic influence of the Willamette River, with typically deep and very well
drained soils. The 1987 Soil Survey for Lane County, Oregon (Figures 3a & 3b) identifies two soil series within or adjacent to the
Study Area: NRCS Soil Series #95 – Newberg fine sandy loam underlies the southern portions of the parcel. The north portion of
the Study Area is underlain by Series #97 – Newberg – Urban Land Complex.
Table 2. Project Soil Series of Lane County Area Information
Soil Map Unit Name
and Number
% of
Study
Area
Permeability Runoff Hazard of
Water
Erosion
Drainage
Class
Hydric Soil
Classification
NRCS 95 - Newberg
fine sandy loam
36 moderately
rapid
Slow Slight Somewhat
excessively
drained
Non-hydric
NRCS 97 - Newberg-
Urban land complex
64 moderately
rapid
Slow Slight Somewhat
excessively
drained
Non-hydric
NRCS 95 - Newberg fine sandy loam is a deep, somewhat excessively drained soil is on flood plains and bottom lands. It formed
in recent alluvium. Slope is 0 to 3 percent. Typically, the surface layer is dark brown fine sandy loam about 14 inches thick. The
substratum to a depth of 65 inches is dark brown fine sandy loam and coarse sandy loam. In some areas the surface layer is
loam. Permeability of this Newberg soil is moderately rapid, runoff is slow, and the hazard of water erosion is slight. The soil is
occasionally flooded for brief periods from December to March.
NRCS 97 - Newberg-Urban land complex. This map unit is on flood plains. Slope is 0 to 3 percent. Areas are elongated in shape
and are 3 to 100 acres in size. This unit is 40 percent relatively undisturbed Newberg fine sandy loam, 10 percent disturbed
Newberg fine sandy loam, and 35 percent Urban land. The components of this unit are so intricately intermingled that it was not
practical to map them separately at the scale used. The relatively undisturbed Newberg soil is deep and somewhat excessively
drained. It formed in recent silty alluvium. Typically, the surface layer is dark brown fine sandy loam about 14 inches thick. The
substratum to a depth of 65 inches is dark brown fine sandy loam and coarse sandy loam. In some areas the surface layer is dark
brown loam about 19 inches thick, and in some areas layers of very gravelly sand are below a depth of 40 inches. Permeability of
this Newberg soil is moderately rapid, runoff is slow, and the hazard of water erosion is slight. The soil is occasionally flooded for
brief periods from December to March.
The disturbed Newberg soil has been covered by as much as 40 inches of fill material or has had as much as 30 inches of the
original profile removed by cutting or grading. The fill material commonly is from adjacent areas of Newberg, Chehalis, Cloquato,
Camas, and McBee soils that have been cut or graded. The characteristics of the disturbed areas are highly variable. Urban land
consists of areas where the soils are largely covered by concrete, asphalt, buildings, or other impervious surfaces that obscure or
alter the soils so that identification is not feasible.
Soils across the Study Area generally match mapped conditions. Soil background color of upland area across the majority of the
Study Area is very dark grayish brown to dark brown. The somewhat excessively drained soils within the upper terrace areas of
the site do not allow for saturated hydrology conditions to persist.
Hydrology is delivered to the upland meadow portions of the site primarily by precipitation, which is augmented by runoff from
asphalt and roof impervious surfaces throughout the mobile home park. River bank and lower terrace areas are provided
hydrology primarily by groundwater inputs during low flows and direct interaction with the River during high flows. Portions of the
Study Area experiences infrequent extreme high water events as portions are located within a designated Federal Emergency
Management Agency (FEMA) flood hazard zone (Zone AE).
The National Wetland Inventory (NWI) classifies the Willamette River as a Riverine / Lower Perennial / Unconsolidated Bottom /
Permanently Flooded (R2UBH) system. No other wetlands are identified by the NWI within the Study Area (Figure 4b).
Exhibit C1-6
Attachment 1-24
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. 5
3.2. Site History
The Study Area has had a long history of use, as can be seen in the set of aerial photographs included in Figures 7a to 7j. The
development of the north and central portions of the Study Area as a mobile home park is evident in the 1960 aerial photograph
(Appendix 7.1). Pasture/open field areas are present in the east and south portions of the Study Area, until the early 1970’s, when
mobile home dwelling pads and asphalt private access roads are in the initial phases of construction. The majority of the Study
Area was developed to existing conditions by 1979. Only minor infill consisting of a few mobile dwelling areas has occurred since.
Throughout the historic aerial photodocumentation, a narrow ribbon of overstory vegetation generally consistent in width over the
years is present along the riparian edge.
4. Results and Discussion
4.1. Habitat Characterization
The Study Area can be characterized by the two (2) different landscape / habitat features summarized in the table below.
Table 3. Project Area Vegetation Zones / Habitat Characterization
Vegetation Zones / Habitat Characterization Approximate Size
Zone 1: Developed Upper Terrace Areas (including impervious surfaces,
mown lawn and scattered non-native ornamental landscaping)
9.97 acres
Zone 2: Riparian Edge (To the bed and banks of the Willamette River) 0.88 acres
Developed Upper Terrace Areas (including impervious surfaces, mown lawn and scattered non-native ornamental landscaping)
Non-impervious surface areas within this zone consist of managed lawn areas with scattered non-native ornamental trees planted
throughout the site. This vegetation zone is actively and frequently mown. The upper terrace is approximately 12’ above normal
River levels and is topographically very level. Soils are, as mentioned earlier, a fine sandy loam, resulting in a very well-drained
site. Vegetation of this habitat zone is very dissected by impervious surfaces and graveled mobile home dwelling pads. Of the
minor amounts of vegetation, it is comprised of non-native herbaceous lawn species, with a scattered mix of non-native
ornamental landscaping. Lawn species noted within this vegetation zone include: Creeping Bentgrass (Agrostis stolonifera),
Annual Bluegrass, (Poa annua), English Daisy (Bellis perenne), Clover, (Trifolium spp.), and Tall Fescue (Festuca arundinacea).
Riparian Edge
This vegetation zone includes a mixed native and non-native riparian species located in a strip paralleling the bed and banks to
the OWHM of the River. Areas below the OHWM are property of the State of Oregon. The Willamette River within the vicinity of
the Study Area is considered Essential Salmonid Habitat by the Oregon Department of State Lands. The Riparian Edge is
dominated by an overstory vegetation community. The area becomes wider where planted non-native overstory species
associated with the mobile home park connect to the native overstory tree canopy. Native overstory vegetation is generally rooted
at or below the top of bank of the River. The bank of the Willamette River within the Study Area averages a 1.5H-2H : 1V slope,
and ranges from approximately 5’-15’ in width from top of bank to active low flows. Understory herbaceous vegetation within the
riparian edge is highly modified from natural conditions. Mown lawn areas are located to the top of bank of the River and lawn
clipping have been annually deposited at the edge of the lawn landscape just below the top of bank. Armenian blackberry (Rubus
armeniacus) is the dominant understory species of the banks of the Willamette River within and adjacent to the Study Area. In
areas where streambank stabilization (riprap, barbs, large boulders and rubble) has been placed over the years to reduce erosion
of the bank, understory overstory vegetation is limited, banks are steep, and are dominated by non-native weedy species.
The narrow Riparian Edge is the most significant habitat and visual resource, although it is somewhat diminished in function by 1)
the presence of riprap and other streambank stabilization techniques, 2) the impacted understory vegetation community which is
highly disturbed and modified from natural conditions in some areas, and 3) the presence of non-native species within the
overstory vegetation community, assumably planted as part of the mobile home park. Dominant plant species in the Riparian
Edge include: Black Cottonwood (Populus trichocarpa), Douglas Fir (Pseudotsuga douglasii), Big Leaf Maple (Acer
macrophyllum), Oregon Ash (Fraxinus latifolia), Douglas Hawthorne (Crataegus douglasii), Wild Cherry (Prunus avium), Willow
(Salix sp.), Armenian Blackberry, English Ivy (Hedera helix), Scot’s Broom (Cytisus scoparius), Wild Carrot (Daucus carota), and
Tall Fescue (Festuca arundinacea). Dominant non native ornamental tree species including include Sweet Gum (Liquidambar
Exhibit C1-7
Attachment 1-25
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. 6
styraciflua) and Red Maple (Acer rubrum) have been planted as part of the mobile home park development. The non-native
overstory canopy is located adjacent to native overstory vegetation rooted at or below the top of bank of the river. Understory
areas of the upper bank of the Willamette River are highly disturbed from historic conditions.
The Riparian Edge has received extensive management over time related to tree maintenance (i.e. removal a hazardous
conditions) and modification of understory vegetation resulting from mowing, dumping of debris, placement of rock for bank
stabilization, and other activities associated with the use of the Study Area as a mobile home park. Historic and ongoing
disturbance of the streambank has sustained Armenian Blackberry as the dominant understory species in that location. This
combined with maintenance activities to sustain a lawn understory vegetation community within upper terrace areas of the
Riparian Edge greatly reduces the potential presence for significant fish and wildlife.
4.2. Visual Resource Inventory
The Study Area is a developed terrace that has supported the functions of a mobile home park for greater than 48 years. Visual
features within the Study Area are limited to non-impervious surface portions of the site existing as small pocket lawn areas and
the narrow Riparian Edge paralleling the Willamette River. Visually open space areas are confined to the vicinity of the riparian
edge, where lawn and non-native ornamental landscaping areas merge with the remnant native riparian fringe vegetation
community. The Riparian Edge provides the only fish and wildlife habitat functions and values within the Study Area.
The most identifiable landmark feature within the Study Area is the Riparian Edge overstory vegetation community. Due to natural
overstory vegetation and general topography, no view of the Study Area is apparent from Sought 2nd Street. The Study Area is
remotely visible, but not identifiable to travelers as they cross the bridge and enter into the Glenwood community from the east.
Natural features within the Study Area are not readily identifiable from Franklin Boulevard. The general public is not allowed to
traverse the asphalt private access drives within the mobile home park without the permission of the operator of the park. The
only opportunity for a viewing the Riparian Edge areas within the Study Area would be from the east bank of the Willamette River
or the River itself. The River is approximately 350 feet wide within the vicinity of the Study Area. An industrial land use that
manufactures specialty chemicals is located on the opposite side of the River near the north portions of the Study Area.
Employees of the industrial land use may have a filtered view of the Study Area, through overstory riparian vegetation.
The Riparian Edge is not easily discernable from other parcels adjacent to the Study Area due to the relatively consistent
character of the riparian overstory vegetation within the reach of the River and similar land uses adjacent to the Study Area. An
undeveloped strip of natural vegetation is located adjacent to (west of) South 2nd Street and the industrial facility on the east bank
of the river opposing the Study Area. This strip of natural vegetation is a mix of riparian and upland forested vegetation
communities, and varies from 75’ to 200’ in width. Wider areas of the natural vegetation is rooted over steep topography. Visual
observation during a site visit confirms that this natural vegetation area is commonly used as a transient encampment.
Views from the Study Area are generally short in distance, given the overhanging riparian vegetation on the west bank, and the
existing riparian vegetation community on the east bank of the River. Views of adjacent parcels to the north or south are
prohibited by fenceline and tree line (mature arborvitae) areas. The railroad bridge crossing the River to the north is visible from
the northeast portions of the parcel, but filtered by the riparian vegetation. Views from the south east portions of the riparian edge
within the Study Area show a riparian community quickly transitioning to upland forest rooted over moderately steep topography
east of South 2nd Street. No other views of significance were noted during the site visits.
4.3. Comparison To Specific Willamette River Greenway Overly and Setback Criteria
The preceding inventory work has been conducted to best address the specific criteria from the City of Springfield Land Use Code
related to the Greenway Overlay and Setback (Section 3.3-325) as follows:
C. Significant fish and wildlife habitats shall be protected, (protection of significant fish and wildlife habitats)
D. Identified scenic qualities and view-points shall be preserved (preservation of identified scenic qualities and view points)
F. The natural vegetative fringe along the river shall be enhanced and protected to the maximum extent practicable
(enhancement and protection of the natural vegetative fringe to the maximum extent practicable).
G. The location of known aggregate deposits shall be considered. Aggregate extraction may be permitted outside the
Greenway Setback Area subject to compliance with State law, the underlying zoning district and conditions of approval
Exhibit C1-8
Attachment 1-26
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. 7
designed to minimize adverse effects on water quality, fish and wildlife, vegetation, bank stabilization, stream flow, visual
quality, quiet and safety and to guarantee reclamation.
Response to Item C) - Protection of Significant Fish and Wildlife Habitats
To comply with Endangered Species Act (ESA), Section 404 of the Clean Water Act, and State of Oregon environmental
regulations, environmental surveys are required to determine potential impacts to sensitive species and wildlife habitat that may
result from a project. Findings from environmental surveys for a Study Area can be utilized during the project design development
to avoid and minimize potential project impacts to significant environmental resources.
Collected species life history and habitat requirements information was compared to the existing environmental baseline
conditions present within the Study Area. The Study Area vicinity was classified into habitat zones based on existing vegetation
communities, topography, hydrology, and disturbance regimes. This list of existing site habitat zones was then cross-referenced
with habitat requirements for significant fish and wildlife the probability of suitable habitat or species presence within the vicinity of
the Study Area.
A review of the Oregon Natural Heritage Information Center (ORNHIC) information for the Study Area vicinity was carried out to
provide an indication of the potential presence of significant fish and wildlife species and/or their habitat. ORNHIC database
queries identify species known to reside within a 2-mile radius of the Study Area (and not necessarily at the parcel). Species
identified through the database query for this project include Chinook Salmon, Pop. 23 (Upper Willamette River Evolutionarily
Significant Unit, Spring Run) (Oncorhynchus tshawytscha), Oregon Chub (Oregonichthys crameri), Townsend’s Big-eared Bat
(Plecotus townsendii), Northern Pacific Pond Turtle (Actinemys marmorata marmorata), Painted Turtle (Chrysemys picta), and
Sharptail Snake (Contia tenuis). Habitat requirements for these species include the Willamette River (classified as Essential
Salmonid Habitat) and suitable, slow moving backwater areas and suitable riparian zones along the River.
Overall suitable habitat for threatened or endangered wildlife species within the Study Area has been affected by historic and
current land uses, which have modified the natural landscape throughout the majority of the site for the past 50+ years. Suitable
habitat for listed species known to be present within the Study Area vicinity is not provided by the site. Other areas within the bed
and banks and below the OHWM of the River may provide habitat suitable for some of the identified sensitive species, especially
where native vegetation is rooted at the active low flowing channel (during the summer time). The narrow Riparian Edge within
the Study Area lacks natural diversity and exhibits a manicured lawn understory vegetation assemblage that is devoid of native
herbs and shrubs. Trees within the Riparian Edge are a mix of native and planted non-native species. The condition of the
Riparian Edge within the Study Area does not display the natural characteristics that would allow it to be considered “significant”.
It is, however, the most relatively significant habitat area at the site.
The Migratory Bird Treaty Act of 1918 (MBTA) provides regulatory protection of migratory birds and prohibits the take of migratory
birds without a permit. To ensure compliance with the MBTA, no active nests should be disturbed during a project. A common
way to comply with the MBTA is to time any tree removal associated with a project outside of the nesting season for migratory
birds. To mitigate for tree removal, re-vegetation activities are typically required, including the planting of native trees and shrubs
at a replacement ratio agreed upon by resource agencies. Considerations are also given to the incorporation of native plant
species that are considered appropriate forage for migratory birds.
The Riparian Edge vegetation community varies in width (5’ – 80’ feet) paralleling the west bank of the Willamette River across the
Study Area. The Riparian Edge totals 0.88 acres in size, and even though there are areas of existing of riprap placed over steep
topography to the OHWM which are not well vegetated, portions of this riparian edge do support some representative natural
riparian vegetation in all three forms (i.e. herbaceous, scrub/shrub, & tree), but these areas are very limited in width (5’-15’). The
most significant fish and wildlife feature present within the Study Area is the overstory native riparian vegetation assemblage that
has an interaction with the Willamette River. All other modifications to the Study Area would not impact any significant fish and
wildlife habitats if appropriate Best Management Practices (BMP’s) and Standards were employed during construction activities,
including the development of post construction stormwater treatment techniques, which are general conditions of approval
specified under state and federal agency permits.
Exhibit C1-9
Attachment 1-27
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. 8
Response to Item D) – Preservation of Identified Scenic Qualities and Viewpoints
Scenic qualities at the site are the same as those offered by other parcels located in a similar landscape position: a high terrace
along the Willamette River. The visual accessibility to the Willamette River is the primary scenic quality offered by this parcel.
Excluding the developed mobile home park, overstory Riparian Edge, and rock streambank stabilization areas are identifiable
landmark features within the parcel. The understory vegetation community of the Riparian Edge is too narrow and disturbed to
provide much scenic value. The Riparian Edge does assist in providing visual identification and definition to the river and riparian
system, but no particular individual viewpoints are identified at the parcel: Short views to the industrial and natural vegetation
areas located across the River are available along much of the parcel, through gaps in the Riparian Edge vegetation community,
which generally correspond to rock streambank stabilization areas. Currently, only employees of the industrial land use and users
of the natural areas along the east bank of the river have a filtered view (through riparian/natural vegetation) to the Study Area.
Due to natural overstory vegetation and general topography, no view of the Study Area is apparent from Sought 2nd Street. The
Study Area is remotely visible, but not discernable to travelers as they cross the bridge and enter into the Glenwood community
from the east.
Response to Item F) – Enhancement and Protection of the Natural Vegetative Fringe to the Maximum Extent Practicable
The extent of natural riparian areas (Riparian Edge) within the Study Area ranges from 5’ – 80’ in width, widening in areas that
support non-native overstory vegetation that has created an overstory canopy with the native vegetation community. The Riparian
Edge vegetation zone supports a mix of native and non-native vegetation, and all understory areas are manipulated in places that
are accessible to management activities. The narrow Riparian Edge area should be considered a component of the “Natural
Vegetative Fringe”, as it provides the most significant habitat functions within the Study Area, as well as some moderate visual
resource functions at the site. The Riparian Edge could be enhanced by planting of additional native overstory and understory
species, especially in areas of existing riprap armor and barb streambank stabilization techniques.
Species planted could include those typically found in a riparian setting in a broadened corridor along the top of bank. Developed
areas of the site include all areas not included in the Riparian Edge. Developed areas within the Study Area are paved, graveled,
and very small patches of vegetated areas are extensively mown, fertilized, and watered. This vegetation/habitat zone should not
be considered a component of the “Natural Vegetative Fringe”, as it is composed of primarily non-native herbaceous lawn grasses
species and provides no significant habitat functions and very little visual resource functions at the site.
Response to Item G) – Consideration of Known Aggregate Deposits.
The Eugene Springfield Metropolitan Plan (Metro Plan) Diagram with the Study Area superimposed is provided in Figure 6. The
diagram identifies the Study Area as being in a mixed commercial area comprised of commercial (near Franklin Boulevard) and
Medium Density Residential. The Study Area is current zoned low density residential. Given the duration (50+ years) that the
property has been in a residential land use, combined with the character of land uses within the Study Area vicinity, which are
consistent with a residential/commercial/light industrial setting, the Study Area does not appear to provide the suitable landscape
position for a Sand and Gravel land use, despite any potential resources that may be available within the project vicinity.
The Metro Plan identifies Sand and Gravel designations as a category that includes existing and future aggregate processing and
extraction areas. Aggregate extraction and processing is allowed in designated areas subject to Metro Plan policies, applicable
state and federal regulations, and local regulations. For new extraction areas, reclamation plans required by the State of Oregon
and Lane County provide a valuable means of assuring that environmental considerations, such as re-vegetation, are addressed.
The Metro Plan diagram identifies the nearest Sand and Gravel designations located southeast of the Study Area, near the
Confluence of the Middle Fork Willamette River and the Coast Fork Willamette River (Figure 6).
Exhibit C1-10
Attachment 1-28
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. 9
5. Glossary of Terms
Corridor – a narrow strip of land that differs from the matrix on either side.
Dike - A bank (usually earthen) constructed to control or confine water.
Dominance - A descriptor of vegetation that is related to the standing crop of a species in an area, usually measured by height,
areal cover or basal area (for trees).
Dominant Species - A plant species that exerts a controlling influence on or defines the character of a community.
Edge – an outer band of a patch that has an environment significantly different from the interior of the patch.
Emergent Plant - A rooted herbaceous plant species that has parts extending above a water surface.
Fill Material - Any material placed in an area to increase surface elevation.
Flooded - A condition in which the soil surface is temporarily covered with flowing water from any source, such as streams
overflowing their banks, runoff from adjacent or surrounding slopes, inflow from high tides, or any combination of sources.
Growing Season - The portion of the year when soil temperatures at 19.7 inches below the soil surface are higher than biologic
zero (5° C). Can be approximated by the number of frost-free days.
Herb - A non-woody individual of a macrophytic species, or seedlings of woody plants that are less than 3.2 feet in height.
Hydric Soil - A soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions
that favor the growth and regeneration of hydrophytic vegetation.
Hydrophytic Vegetation - the sum total of macrophytic plant life growing in water or on a substrate that is at least periodically
deficient in oxygen as a result of excessive water content.
Indicator Status - One of the categories that describes the estimated probability of a plant species occurring in wetlands.
Inundation - A condition in which water from any source temporarily or permanently covers a land surface.
Interior species – a species located only or primarily away from the perimeter of a landscape element.
Landscape Matrix – the most extensive and most connected landscape element type present, which plays the dominant role in
landscape functioning.
Riparian – the natural vegetative fringe along a river or creek bank.
Ponded - A condition in which water stands in a closed depression. Water may be removed only by percolation, evaporation, and
/ or transpiration.
Sample Plot - An area of land used for measuring or observing existing conditions.
Saturated Soil Conditions - A condition in which all easily drained voids between soil particles in the root zone are temporarily or
permanently filled with water to the soil surface at pressures greater than atmospheric.
Soil - Unconsolidated mineral and organic material that supports, or is capable of supporting, plants, and which has recognizable
properties due to the integrated effect of climate and living matter acting upon parent material, as conditioned by relief over time.
Exhibit C1-11
Attachment 1-29
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. 10
Soil Series - A group of soils having horizons similar in differentiating characteristics and arrangement in the soil profile, except for
texture of the surface horizon.
Transect - A line on the ground along which observations are made at some interval.
Wetlands - Those areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to
support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil
conditions.
Exhibit C1-12
Attachment 1-30
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. 11
6. References
Department of the Army, U.S. Army Corps of Engineers, Waterways Experiment Station Environmental Laboratory, “Corps of
Engineers Wetlands Delineation Manual”, Technical Report Y-87-1, January 1987.
Forman, Richard TT and Goddron, Michel. “Landscape Ecology”, John Wiley & Sons, Inc., 1986.
City of Springfield, Development Services Department, “Glenwood Refinement Plan”, City of Springfield, Oregon Development
Services Department, 1999.
Guard, B. Jennifer, “Wetland Plants of Oregon and Washington”, Lone Pine Publishing, 1995.
Jolley, Russ, “Wildflowers of the Columbia Gorge”, Oregon Historical Society Press, 1988.
Hitchcock, Charles Leo, et al, “Flora of the Pacific Northwest”, University of Washington Press, 11th Printing, 1998.
Kozloff, Eugene N., “Plants and Animals of the Pacific Northwest”, University of Washington Press, 2nd Edition, 1980.
Oregon Natural Heritage Program, Database search, 2004.
U.S. Department of Agriculture, Soil Conservation Service, “Hydric Soils of the State of Oregon, 1987.
U.S. Department of Agriculture, Soil Conservation Service, “Hydric Soils in Lane County Area, Oregon”, 1990.
U.S. Department of Agriculture, Natural Resource Conservation Service, “Soil Survey of Lane County Area, Oregon”, issued
September 1987 (1981 data).
U.S. Department of Agriculture, Natural Resource Conservation Service, West National Technical Center, “Western Wetland
Flora, Field Office Guide to Plant Species”, date unknown.
U.S. Fish and Wildlife Service, Cowardin, L.M., et. al., “Classification of Wetlands and Deepwater Habitats of the United States”,
December 1979.
U.S. Fish and Wildlife Service, Reed, Porter B., “National List of Vascular Plant Species That Occur in Wetlands: Northwest
(Region 9)”, 1996 National Summary.
U.S. Fish and Wildlife Service, National Wetland Inventory, “Eugene East, Oregon, 7.5 Minute Quadrangle”, 1994.
U.S. Geological Survey, “Eugene East, Oregon, 7.5 Minute Topographic Quadrangle”, photorevised 1986.
Zika, Peter, “A Key to Common Grass Genera in the Willamette Valley”, 1992.
Exhibit C1-13
Attachment 1-31
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC.
APPENDIX 7.1.
Figures
Figure 1. USGS Topographic Map, Eugene East Quadrangle
Figure 2a. Lane County Assessor’s Tax Lot Map T.17S-R.03W-S.34-44
Figure 2b. Lane County Assessor’s Tax Lot Map T.18S-R.03W-S.03-11
Figure 2c. Lane County Assessor’s Tax Lot Map T.17S-R.03W-S.35-33
Figure 2d. Lane County Assessor’s Tax Lot Map T.18S-R.03W-S.02-2
Figure 3a. Soil Survey for Lane County Map, Sheets 76 &91
Figure 3b. Soil Series and Tax Lot Information Map
Figure 4a. Excerpt from City of Springfield National & Local Wetland
Inventory Map
Figure 4b USFWS National Wetland Inventory Map (Eugene East Quad)
Figure 5a & 5b. Willamette River Greenway Boundary Maps
Figure 6 Excerpts from the Eugene-Springfield Metropolitan Plan Diagram
Figure 7a-7e. Aerial Photography
Figure 8. Proposed Willamette River Greenway Setback Map
Exhibit C1-14
Attachment 1-32
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. Figure 1
Scale 1” = 2000’
VICINITY MAP (USGS MAP)
Eugene East Quadrangle
Shin / Shamrock Village Mobile Home Park Project
Figure 1
N
Study Area
0’ 2000’
Study Area
Exhibit C1-15
Attachment 1-33
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 2a Scale 1” = 300’ ASSESSOR’S MAP T.17S-R.03W-S.34-44 Shin / Shamrock Village Mobile Home Park Project Figure 2a0’ 300’ Study Area(Portion) N Exhibit C1-16Attachment 1-34
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 3a Scale 1” = 300’ ASSESSOR’S MAP T.18S-R.03W-S.03-11 Shin / Shamrock Village Mobile Home Park Project Figure 2b N 0’ 300’ Study Area(Portion)Exhibit C1-17Attachment 1-35
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 4a Scale 1” = 300’ ASSESSOR’S MAP T.17S-R.03W-S.35-33 Shin / Shamrock Village Mobile Home Park Project Figure 2c 0’ 300’ N Study Area (Portion) Exhibit C1-18Attachment 1-36
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 5a Scale 1” = 600’ ASSESSOR’S MAP T.18S-R.03W-S.02-2 Shin / Shamrock Village Mobile Home Park Project Figure 2d N 0’ 600’ Study Area (Portion) Exhibit C1-19Attachment 1-37
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 6a Scale 1 : 20,000 SOIL SURVEY OF [THE] LANE COUNTY AREA, OREGON MAP Map Sheets 76 & 91 Shin / Shamrock Village Mobile Home Park Project Figure 3a#95 – Dixonville Silty Clay Loam 3-12% slopes Non-hydric #97 - Dixonville Silty Clay Loam, 30-50% slopes Non-hydric N Study Area Match line Sheet 91 Sheet 76 Exhibit C1-20Attachment 1-38
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. Figure 3b
Scale 1” = 400’
SOIL SERIES &TAX LOT INFORMATION MAP
Shin / Shamrock Village Mobile Home Park Project
http://www.lanecounty.org
Figure 3b N
0’ 400’
Study Area
Exhibit C1-21
Attachment 1-39
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 4a No Scale CITY OF SPRINGFILED LOCALWETLAND INVENTORY MAP (http://www.ci.springfield.or.us/) Shin / Shamrock Village Mobile Home Park Project Figure 4a N Study Area Exhibit C1-22Attachment 1-40
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 4b No Scale USFWS National Wetland Inventory Map (Eugene East Quadrangle) Shin / Shamrock Village Mobile Home Park Project Figure 4b N Study Area Exhibit C1-23Attachment 1-41
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. Figures 5
Scale 1” = 400’
Scale 1” = 400’
Willamette River Greenway Maps
http://www.lanecounty.org
Shin / Shamrock Village Mobile Home Park Project
Figure 5a & 5b
0’ 400’
Study Area
N
Study Area
Existing Greenway
Boundary Location
Exhibit C1-24
Attachment 1-42
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figures 6 Scale 1” = 7000’ Excerpt from Eugene - Springfield Metropolitan Area General Plan Diagram http://www.lcog.org/metro/default.htm Shin / Shamrock Village Mobile Home Park Project Figure 60’ 7000’ N Study Area Exhibit C1-25Attachment 1-43
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 7a No Scale AERIAL PHOTOGRAPH (1960) Shin / Shamrock Village Mobile Home Park Project http://libweb.uoregon.edu/map/ FIGURE 7a N Study Area Vicinity Exhibit C1-26Attachment 1-44
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 7b No Scale AERIAL PHOTOGRAPH (1968) Shin / Shamrock Village Mobile Home Park Project http://libweb.uoregon.edu/map/ FIGURE 7b N Study Area Vicinity Exhibit C1-27Attachment 1-45
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 7c No Scale AERIAL PHOTOGRAPH (1973) Shin / Shamrock Village Mobile Home Park Project http://libweb.uoregon.edu/map/ FIGURE 7c N Study Area Vicinity Exhibit C2 -1
Attachment 1-46
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 7d No Scale AERIAL PHOTOGRAPH (1978) Shin / Shamrock Village Mobile Home Park Project http://libweb.uoregon.edu/map/ FIGURE 7d N Study Area Vicinity Exhibit C2 -2
Attachment 1-47
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 7e No Scale AERIAL PHOTOGRAPH (1979) Shin / Shamrock Village Mobile Home Park Project http://libweb.uoregon.edu/map/ FIGURE 7e N Study Area Vicinity Exhibit C2 -3
Attachment 1-48
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. Figures 7f & 7g
0’ 1000’
Scale 1” = 1000’
Scale 1” = 1000’
AERIAL PHOTOGRAPHS (2000 & 2004)
Shin / Shamrock Village Mobile Home Park Project
http://www.lanecounty.org
FIGURE 7f & 7g
N
Study Area
Study Area Exhibit C2 -4Attachment 1-49
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figures 7h No Scale AERIAL PHOTOGRAPH Shin / Shamrock Village Mobile Home Park Project http://www.lanecounty.org FIGURE 7h N Study Area Vicinity Exhibit C2 -5
Attachment 1-50
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. Figures 7i
No Scale
AERIAL PHOTOGRAPH
Shin / Shamrock Village Mobile Home Park Project
http://maps.live.com/
FIGURE 7i
N
Study Area
Vicinity Exhibit C2 -6Attachment 1-51
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figures 7j No Scale AERIAL PHOTOGRAPH Shin / Shamrock Village Mobile Home Park Project http://maps.live.com/ FIGURE 7j N Study Area Vicinity Exhibit C2 -7
Attachment 1-52
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figures 8 ` Scale 1” = 200’ Proposed Willamette River Greenway Setback & Visual Features Map 2004 Aerial Photograph & Tax Lot Information http://www.lanecounty.org/LaneCountyMaps/ Shin / Shamrock Village Mobile Home Park Project FIGURE 8 N Photo Point Location Riparian Edge Vegetation / Habitat Zone (Proposed Greenway Setback Line) / Visual Resource Feature Developed Upper Terrace Areas Vegetation / Habitat Zone Existing Greenway Boundary Viewpoint Corridor Location to Significant Landscape Feature Study Area Existing Greenway Boundary Location Property Line PP 1 PP 2 PP 3 PP 4 PP 5 PP 6 PP 7 PP 8 PP 9 PP 11 PP 12 PP # Exhibit C2 -8
Attachment 1-53
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC.
APPENDIX 7.2.
Site Photos
Exhibit C2 -9Attachment 1-54
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. Photo Point Page 1
Photo Point 1 (06/03/2008). View northeast to east across the south portions of the Study Area adjacent to the Willamette River.
Photo Point 2 (06/03/2008). View northwest over the vegetative character of the riparian fringe within the south portions of the
Study Area.
Photo Point 2 (06/03/2008). View north over non-armored bank portions of the Willamette River within the Study Area,
supporting a narrow low bench terrace natural vegetation community.
Site Photographs
June 03, 2008 Exhibit C2 -10Attachment 1-55
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. Photo Point Page 2
Photo Point 3 (06/03/2008). View southeast over armored bank areas within the south portions of the Study
Area.
Photo Point 4 (06/03/2008). View south over south portions of the Study Area.
Site Photographs
June 03, 2008 Exhibit C2 -11Attachment 1-56
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Photo Point Page 3 Photo Point 5 (06/03/2008). View southeast over the riparian fringe vegetation assemblage. Photo Point 5 (06/03/2008). View northwest. Site Photographs June 03, 2008Exhibit C2 -12
Attachment 1-57
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Photo Point Page 4 8 Photo Point 6 (06/03/2008). View southeast. Photo Point 6 (06/03/2008). View northeast over managed lawn areas and the remnant overstory riparian vegetation generally rooted at and below the river top-of-bank throughout the Study Area. Site Photographs June 03, 2008 Exhibit C2 -13
Attachment 1-58
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. Photo Point Page 5
Photo Point 7 (06/03/2008). View north over a dog park area located adjacent to the natural riparian vegetation within the central portions
of the Study Area.
Photo Point 8 (06/03/2008). View north over the vegetation assemblage located adjacent to the river within the north portions of the
Study Area.
Site Photographs
June 03, 2008
Exhibit C2 -14Attachment 1-59
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. Photo Point Page 6
Photo Point 9 (06/03/2008). View south over the central portions of the Study Area located adjacent to the river.
Photo Point 9 (06/03/2008). Overstory vegetation not rooted near the top of bank of the river are non-native, ornamental species planted as
part of the landscaping for the mobile home park.
Site Photographs
June 03, 2008
Exhibit C2 -15Attachment 1-60
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. Photo Point Page 7
Photo Point 10 (06/03/2008). View south over the north portions of the Study Area.
Photo Point 11 (06/03/2008). View west over the north portions of the Study Area.
Site Photographs
June 03, 2008
Exhibit C2 -16Attachment 1-61
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Photo Point Page 8 Random Photo Point (Near PP 11) (06/03/2008). View northeast and east over industrial land uses located on the east bank of the Willamette River, opposite the Study Area. Site Photographs June 03, 2008Random Photo Point (Near PP 11). View northeast over the developed character of the riparian fringe immediately north of the Study Area. Random Photo Point (Near PP 11). View northeast over the railroad bridge and industrial land uses located within the Study Area vicinity. Exhibit C2 -17
Attachment 1-62
Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC. Photo Point Page 9
Random Photo Point (06/03/2008). View north over non-armored natural riparian vegetation areas rooted at
and below the OHWM of the river.
Random Photo Point (06/03/2008). View southeast over the riparian vegetation community rooted over
relatively steep topography along the east bank of the river, opposite the south portions of the Study Area.
Site Photographs
June 03, 2008 Exhibit C2 -18Attachment 1-63
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC.
APPENDIX 7.3.
Sensitive Species Lists Exhibit C2 -19Attachment 1-64
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC.
Southern Willamette Valley Species of Concern
Scientific Name /
Common Name
Federal / State
Status
Habitat Requirements
Lomatium bradshawii / Bradshaw's
Lomatium
LE / LE Wetland prairies with heavy clay soils--Approx. Bloom Season: April and
early May, with fruits appearing in late May and June
Cimicifuga elata / Tall Bugbane N/A / C Moist, shady low elevation forests--Approx. Bloom Season: June to
August
Delphinium oreganum / Willamette Valley
Larkspur
SoC / C Dry prairies and cliffs, may be restricted to northern valley sites--Approx.
Bloom Season: May to June
Delphinium pavonaceum / Peacock Larkspur SoC / LE Roadsides and open fields to dry hillsides; may be restricted to Benton,
Marion and Polk Co.--Approx. Bloom Season: May to June
Erigeron decumbens var. decumbens /
Willamette Valley Daisy
LE / LE Mostly wetland prairies, but can be found in upland prairie--Approx.
Bloom Season: June – early July
Eucephalus vialis / Way-side Aster SoC / LT Open woodlands--Approx. Bloom Season: July to early August
Sericocarpus rigidus / White-topped Aster SoC / LT Low elevation wetland prairies--Approx. Bloom Season: late July to
August
Lathyrus holochlorus / Thin-leaved Pea Vine SoC / N/A Prairies, un-mown fencelines, and roadsides--Approx. Bloom Season:
May through August
Lupinus sulphureus var. kincaidii / Kincaid's
Lupine
LT / LT Wetland and upland prairies and roadside slopes --Approx. Bloom
Season: May to July
Montia howellii / Howell's Montia N/A / C Areas of habitat disturbance, open bare soil areas of coniferous forests
Approx. Bloom Season: February to April
Horkelia congesta spp. congesta / Shaggy
Horkelia
SoC / C Native prairies to open woodland areas--Approx. Bloom Season: April to
June
Sidalcea campestris / Meadow
Checkermallow
SoC / N/A Wetland and upland prairies, and roadside slopes and ditches-- May-
June
Actinemys marmorata marmorata / Northern
Pacific pond turtle
SoC / SC Slow moving or ponded waters of sufficient depth for summer survival,
connected by stream corridors for in-stream migration. Needs logs/rocks
bask
Chrysemys picta / painted turtle N/A / SC Slow moving or ponded waters of sufficient depth for summer survival,
connected by stream corridors for in-stream migration. Needs logs/rocks
bask
Rana pretiosa
Oregon spotted frog
C / SC Quiet water
Ammodramus savnnarum /
grasshopper sparrow
N/A / N/A
SV -SP
Agricultural grasslands, pastures, prairies
Eremophila alpestris strigata
Streaked horned lark
C / SC Fields, short-grass meadows with patches of bare ground
Falco peregrinus anatum
American peregrine falcon
N/A / LE Open areas, rivers, lakes, wetlands; nests on buildings, bridges, cliffs,
other tall structures.
Haliaeetus leucocephalus
Bald eagle
Soc / Soc Large trees near shorelines
Lynx canadensis
Canada lynx
LT / N/A Large expanses of non-urban landscape
Plebejus icarioides fenderi / Fender’s blue
butterfly
LE / LE Native prairie; Can use Lupinus sulphureus ssp. kincaidii as an ovipost
host plant.
Euphydryas editha taylori
Taylor's checkerspot (butterfly)
C / N/A Prairies
Speyeria zerene hippolyta
Oregon silverspot butterfly
LT / N/A Prefers coastal areas
LE= Listed Endangered, LT= Listed Threatened, PE= Proposed Endangered, PT= Proposed Threatened, SoC= Species of Concern, C= Candidate, SC or C (State)=
Sensitive Critical, SV= Sensitive Vulnerable, SP= Peripheral or Naturally Rare, SU= Undetermined Status, N/A= Not Available. Source: Oregon Natural Heritage
Program and USFWS, April 2002. Updated per Oregon Natural Heritage Information Center 2004. Habitat and bloom season information gathered from Flora of the
Pacific Northwest (Hitchcock and Cronquist, 1973 11th printing), Rare and Endangered Plants of Oregon (Eastman, 1990); Institute for Applied Ecology website
(http://www.appliedeco.org/WillVal.html) Exhibit C2 -20Attachment 1-65
Site Inventory of Natural Resources & Greenway Boundary Analysis
Shin / Shamrock Village Mobile Home Park Project
Springfield (Glenwood), Lane County, Oregon
Coyote Creek Ecological Services, LLC.
APPENDIX 7.4.
Statement of Qualifications
Exhibit C2 -21Attachment 1-66
COYOTE CREEK CHAD M HOFFMAN ECOLOGICAL SERVICES, LLC. PRINCIPAL / WETLAND ECOLOGIST Education Bachelor of Science, Biology, minors in Environmental Studies
and Planning, Public Policy & Management, University of Oregon, 2001
Professional Society of Wetland Scientists, Member since 1999 Affiliations Native Plant Society of Oregon, Member since 1998
Professional 2007 - Present Principal / Wetland Ecologist, Coyote Creek Environmental Services, LLC Experience 2003 - Present Environmental Engineering Specialist / Staff Biologist, Lane County Public Works Engineering, Eugene, Oregon
2002-2004 Principal / Wetland Biologist, Waterbound Ecological Services, Eugene, Oregon
2000-2002 Biologist, Environmental Services Team, Satre Associates PC, Eugene, Oregon 1999 Biology Teaching Assistant, University of Oregon, Eugene, Oregon 1999 Natural Resource Planning Internship, Lane Council of Governments. Eugene, Oregon
1998 Wetland Field Research Assistant, University of Oregon, Eugene, Oregon
Supplemental Coursework April 2008 Environmental Permitting for Local Governments, Corvallis, Oregon
Sept. 2007 Arid West Regional Delineation Supplemental Methodology, US Army Corps
April 2007 Wetland and Upland Prairie Restoration, Oregon Recreation and Park Association May 2006 Wetland Assessment using Aquatic Insects, Society of Wetland Scientists
April 2006 Conservation and Stream Mitigation Banking Workshops, Mitigation and Conservation
Banking Conference, Portland, Oregon Mar. 2005 Wetland Mitigation, Construction, and Installation, Portland State University July 2004 Wetland Hydrology Creation Workshop, Society of Wetland Scientists International
Conference
Nov. 2003 Advanced Conference on the Endangered Species Act, Environmental Law Education Center
Mar. 2003 Native Plant Society of Oregon Seminar Series - Carex Species, Oregon State University
Feb. 2003 Native Plant Restoration and Management on Public Lands in the Pacific Northwest, Oregon State University
May 2002 Introduction to GPS for Wetlands Workshop, Society of Wetland Scientists
May 2002 Restoring Ecosystems: Fire Ecology, Planning and Application in Western Oregon,
Cascade Center for Ecosystem Management Jan. 2002 Successful Planting Strategies for Wetland Mitigation Projects, Oregon Division of State
Lands (DSL)
May 2001 Hydric Soils Morphology and Development Workshop, Society of Wetland Scientists Apr. 2001 Developing Goals, Objectives and Success Criteria for Wetland Compensatory Mitigation
Projects, Oregon DSL
Feb. 2001 Wetland Hydrogeomorphic Assessment Methodology Workshop, Oregon DSL Mar. 2000 Environmental Science and Law Workshop, Public Interest Environmental Law Conference
Jul. 1999 Biological Invasions in the Marine Environment, Oregon Institute of Marine Biology
Jul. 1998 Coastal Wetland Restoration, Oregon Institute of Marine Biology
Chad’s education and eight years of professional experience has focused on developing expertise in wetland science and regional botany. At the University of Oregon, his coursework included classes in wetland ecology, freshwater biology (Inst. Dennis
Todd), hydrology and water resources, watershed planning, watershed science & policy, issues in public lands management, systematic
botany, and field botany (Inst. David Wagner). Chad makes it a point to attend conferences and workshops that discuss changing Federal/State policies and evolving scientific developments within the field of natural resources. Through his work, Chad is building a strong reputation as a professional scientist, and takes every opportunity pto expand upon his technical skills, which include the use of
Global Positioning Systems (GPS), ArcView GIS, AutoCAD, Adobe Products, Microsoft Office, and other forms of graphic and
document publication software. Exhibit C2 -22Attachment 1-67
Selected Project Experience: 2000-2007 Chad’s knowledge of Local, State and Federal environmental regulations is utilized to efficiently identify project design
solutions, and provide the appropriate project environmental oversight before, during, and after construction. He continually authors
required environmental technical reports and permits for both small and large scale projects, as indicated by the selected experience identified below.
2008 Alder Woods PUD Natural Features Assessment Report of Findings, Eugene, Oregon
2008 Lane County Willamette Basin TMDL Implementation Plan, Lane County, Oregon 2008 Royal Meadows Rare Plant Survey, Eugene, Oregon
2007 Chilton Wetland Delineation Update Report of Findings, Eugene Oregon
2007 Mallard View Project Wetland Delineation Report of Findings, Springfield, Oregon 2007 Bob Straub Parkway Project Environmental Permits & Stormwater Planning & Site Restoration, &
Compensatory Wetland Mitigation Implementation, Springfield, Oregon
2007 Lane County Phase II NPDES Stormwater Permit Monitoring Report, Lane County, Oregon 2005-2007 11 Lane County Oregon Culvert Replacement Projects: Design, Wetland Delineation, & Environmental Permits, Lane County, Oregon
2006 London Road Bridge @ M.P. 13.01 Environmental Permits, Lane County, Oregon
2006 Lowell Covered Bridge Wetland Mitigation Monitoring Report, Lane County, Oregon 2005 Row River Road Bridge @ M.P. 16.64 Wetland Delineation & Environmental Permits, Lane County, Oregon
2004 Shoestring Road @ M.P. 2.95 Wetland Delineation & Environmental Permits, Lane County, Oregon
2004 Cedar Flat Road Wetland Delineation & Environmental Permits, East of Springfield, Oregon 2003-2006 Pennyroyal Wetland Mitigation Implementation & Monitoring Reports, Marcola, Oregon 2003 Nelson Mountain Bridge@ M.P. 10.48 Wetland Delineation, Biological Assessment, Environmental Permits
& Riparian Restoration Design, Walton, Oregon
2003 Shelly Project Wetland Delineation, Springfield, Oregon 2002-2003 Redtail Wetland Mitigation Monitoring, Lane County Oregon
2000-2002 City of Eugene Airport Expansion Project Rare Plant Surveys and Wetland Delineations, Eugene, Oregon
2000-2002 Springfield Utility Board (SUB) Wellfields Project--Environmental Permits, Wetland Delineation & Rare Plant Survey, Springfield, Oregon
2001-2002 Bob Artz Wetland Mitigation Monitoring Report, Springfield, Oregon
2002 Local Wetland and Riparian Inventory & Assessment for the City of Tangent, Oregon 2002 Heceta Head Scenic Viewpoint Biological Assessment & Wetland Delineation, north of Florence, Oregon 2002 Clear Lake Road—Jensen Lane to Canary Road Biological Evaluation, Wetland Delineation &
Environmental Permits, Dunes City, Oregon
2002 Kitson Ridge Wetland Delineation, Oakridge, Oregon 2001 Bethel Park Rare Plant Survey, Eugene, Oregon
2000 Lower Pony Creek Watershed Assessment and Action Plan, North Bend, Oregon
2000 McKenzie River Oxbow Wetland Delineation, Springfield, Oregon Exhibit C2 -23Attachment 1-68
COYOTE CREEK MICHAEL W. SHIPPEY, MLA ECOLOGICAL SERVICES, LLC. PRINCIPAL / LANDSCAPE ECOLOGIST Education Master of Landscape Arch., Landscape Ecology focus, Univ. of Oregon, 1991
Bachelor of Landscape Architecture, University of Oregon, 1989
Bachelor of Fine Arts (Visual Arts), Bio. Sciences minor, Oregon State Univ., 1976 Professional Society of Wetland Scientists, Member since 1993
Affiliations Society for Ecological Restoration, Member since 1989
International Association for Landscape Ecology, Member since 1989
Professional 2002 – present, Principal / Landscape Ecologist, Coyote Creek Environmental Services, Inc. Experience 1998 - 2002, Associate / Natural Resources Manager, Satre Associates, P.C.
1991-1998, Wetland Resource Specialist, Oregon Department of Transportation
1989-1991, Wetland Field Researcher, Scientific Resources Inc. Supplemental September 2007, Arid West Regional Delineation Supplemental Methodology, US Army Corps
Coursework April 2007, Wetland and Upland Prairie Restoration, Oregon Recreation and Park Association
April 2006, Wetland and Upland Habitat Restoration Design and Implementation, Univ. of Wash.
June 2004, Presenting Data and Information, Training, Edward Tufte
Feb. 2003, Native Plant Restoration in the Willamette Valley Workshop, OSU Jan. 2002, Mitigation Planting Workshop, Oregon Division of State Lands
Nov. 2001, Watershed Restoration Workshop, American Fisheries Society April 2001, Mitigation Goals, Objectives and Success Criteria Workshop, O.D.S.L. March 2001, HydroGeoMorphic Assessment Methodology Workshop, O.D.S.L.
May 2000, ESA and Biological Assessments Workshop, Society of Wetland Scientists
May 1997, Designing and Implementing Habitat Modifications for Salmon and Trout, O.D.O.T. May 1997, Integrating Stormwater Management & Wetlands, Society of Wetland Scientists Feb. 1997, The Hydrogeomorphic Functional Assessment Method, CTE Teleconference
July 1996, Hydric Soil Geomorphology and Identification Course, OSU
July 1994, Grasses, Sedges and Rushes Course, Hortus Northwest June 1994, Streambank Protection using Vegetation Workshop, Wash. Dept. of Ecology
Feb. 1993, Stream Habitat Restoration: App. of Geomorphic Principles, OSU
Oct. 1992, Wetland Delineation Course, 1987 Manual, Wetland Training Institute July 1992, Wetland Plant Identification Course, Salix Associates
April 1992, Constructed Wetlands for Wastewater Treatment, Unified Sewerage Agency
Through the combination of interests, education and experience, Mike has developed a strong reputation for solid natural resource research, innovative environmental design solutions, thorough construction inspection and insightful post-construction
monitoring. He has demonstrated the ability to deliver complex projects within the estimated timeframe, and has developed strong
working relationships with a wide variety of regulatory and resource agency staff members. Additionally, Mike also provides an enthusiastic and creative approach to problem-solving, based upon knowledge of the regulations and regulatory processes, integrated
with the needs of the client and responsible stewardship of the resource.
Mike consistently and successfully receives both State and Federal concurrence for his delineation projects. Mike’s compensatory mitigation designs have often integrated wetland needs with other resource needs, such as threatened and endangered
plant population conservation zones and fish habitat mitigation. Mike has participated in many major projects of local and statewide
importance, such as providing delineation services for over 600 acres in the West Eugene area; providing delineation, rare plant survey and permitting services for expansion of the second largest airport in the state; providing delineation and compensatory design services
for widening of 15 miles of Interstate 5 for the Oregon Department of Transportation; providing compensatory design services for
realignment of 7 miles of State Highway 20, which integrated coastal salmon habitat needs with wetland mitigation requirements; and providing design and documentation for a 286 acre estuarine wetland mitigation bank. A mitigation site for which Mike provided
design guidance has recently been identified as the richest resource in the Willamette Valley for dragonfly and damselfly observations.
In addition, Mike has co-authored the Guide to Wetland Issues for Transportation Designers for the American Association of
State Highway and Transportation Officials. This publication was issued in September 1996 and has been distributed nationally,
receiving very strong praise from a varied audience. Mike is currently working on a private wetland mitigation development at his 47 acre farm in the Coyote Creek basin southwest of Eugene and has recently celebrated 5 years of his own business enterprise, Coyote Creek Environmental Services, Inc.Exhibit C2 -24Attachment 1-69
Wetland Determinations, Delineations and Documentation of Findings Mike has received formal training in all aspects of wetland delineation, including intensive delineation training utilizing the
1987 Corps of Engineers Manual; wetland plant identification and hydric soil geomorphology (please see resume for additional
professional coursework.) In his 15+ years conducting and providing consulting oversight for wetland delineations, Mike has established a very high rate of success for receiving state and federal concurrence on his inventory work.
Each of the projects listed below required a complete technical report (Wetland Determination, Wetland Delineation), either for
inclusion within required National Environmental Policy Act documents (Environmental Assessments or Environmental Impact
Statements), or as supporting documents for various regulatory permit applications. The following list is a sample of the many projects Mike has personally delineated or supervised:
Project Name County Study Area (Acres) 1135 Amazon Floodplain Restoration Lane 170
Amazon Creek (2 parcels) Lane 5
Bear Creek Restoration Columbia 2
Canary Road Lane 1 mile Cherry Hill Estates Lane 3
Coburg Local Wetland Inventory Lane 770
Cottage Court Subdivision Lane 6
Coyote Creek Wetland Mitigation Site Lane 47 Cramer Residence Lane 20 Delta Ponds Enhancement Projects Lane 90
Diamond Ridge Subdivision Lane 260
Dragonfly Bend Habitat Enhancement Proj. Lane 7
Eugene Airport Expansion Lane 335 Fern Ridge Bikepath (3 parcels) Lane 15
Gibeau Residence Lane 2
Gilham Parent Council Lane 5
Greenhill Road @ Barger Drive Lane 7 Halsey - Lane Co. Line Linn 12.5 miles
Hwy 238 - Jackson Street Jackson 10 miles
Legacy Estates Subdivision Lane 18
Lorane Highway Bridge Replacement Lane 1.0 Mel’s Marina Redevelopment Lane 6
MP 7 / Florence – Eugene Highway Lane 1
North Jefferson - North Albany Linn 5 miles
Oaklea Developments, Inc. Lane 264 Oregon Coast Highway @ 131st Lincoln 2 Oregon Lox Redevelopment Lane 2
Pacific Mushrooms Expansion Lane 6
Parsons Creek Substation (EPUD) Lane 10 PeaceHealth Riverbend Hospital Lane 55 Pleasant Valley - Greentimber Tillamook 1 mile
Royal Avenue TGM Project Lane 220
Royal Meadows Lane 28
Silverton Rd - State St Marion 5 miles Siuslaw River Road Bridge Lane 5
Slaven Estates Lane 4
Spencer Creek Bridge Lincoln 10
Springfield Quarry Lane 10 Stone Forest Industries Lane 55
Tangent Local Wetland Inventory Lane 2200
W11th - Garfield (Phase 1) Lane 1.5 miles
W11th Heated Storage Lane 10 W11th - NCL (Phase 1) (Eugene Beltline Mitigation Site) Lane 47
Whitewater Estates Lane 12
Exhibit C2 -25Attachment 1-70
Wetland and Stream Restoration Design and Project Permitting With his background in Landscape Architecture and Biology, Mike brings to a mitigation design project a depth of
understanding of landscape processes and habitat specifics. Mike has developed a strong reputation as an environmental designer,
integrating multiple needs and constraints to optimize the functioning of mitigation designs. Additionally, Mike has extensive experience in developing Joint Permit Applications for removal / fill projects, and has established a good working relationship with his
regulatory and review agency peers.
The following is a sample list of mitigation design projects Mike has successfully conducted, many of which also required
permits.
Project County Site Size (acres)
Amazon Creek Widening Project Lane 10 Bear Creek Channel Restoration Columbia 0.25 Bob Artz Park Lane 1
Chrome Plant - Cedar Pt Coos 25+
Cox Cr. and W. Cox Cr. Br. Linn 4 Coyote Creek Mitigation Site Lane 38 Diamond Ridge Subdivision Lane 25
Dragonfly Bend Habitat Enhancement Proj. Lane 7
E. Courtney Cr. Bridge Linn 2
Eddyville - Cline Hill Lincoln 8 Eugene Airport Expansion Projects Lane 90
Greensprings – Midland Project Klamath 18
Greenwood Dr - Vida Lane 18
Legacy Estates Subdivision Lane 18 Linn Co. - McKenzie River Lane 0.5
Martinsen Mitigation Bank Lane 46
Noti - Veneta Lane 5
Oaklea Dr. - Jct 58 Lane 0.5 Olalla Cr - Hoover Hill Rd Douglas 8+
Or. Coast Hwy @ Sandlake Rd Tillamook 1
Parsons Creek Substation (EPUD) Lane 10
Pleasant Valley - Greentimber Tillamook 2 Salt Cr Falls - Klamath Co Lane 15 Shadowridge Subdivision Lane 4
Silverton Rd - State St Marion 6
Siskiyou Rest Area Jackson 12
Slaven Estates Lane 4
Spoon Cr. Bridge Linn 3 SPTC - Silverton Rd Marion 4
St. Vincent de Paul Lane 1
State St - N. Santiam Hwy Marion 6
Walnut Blvd Extension Benton 6 W11th Heated Storage Lane 10
W11th - NCL Lane 47
Whitewater Estates Lane 12
Wilbur Island Mitigation Bank Project Lane 280
Construction Inspection Mike has been in the unique position of providing environmental advice on many major construction projects. This has allowed him to follow projects for which he conducted the delineation and mitigation planning, and ensure that the mitigation sites were
developed according to the letter and intent of permit conditions.
The following is a sample list of projects for which Mike provided construction monitoring and inspection.
Project Name County Study Area (acres)
Amazon Creek Enhancement / City of Eugene Lane 2.0
Ash Meadows / St. Vincent de Paul Lane 1.5 Bear Creek Channel Restoration / City of Vernonia Columbia 0.25
Bob Artz Park / Willamalane Parks & Rec. Lane 1
Cox Cr. and W. Cox Cr. Br. / ODOT Linn 4 Exhibit C2 -26Attachment 1-71
E. Courtney Cr. Bridge / OFOT Linn 2
Greensprings – Midland / ODOT Klamath 18 Halsey - Lane Co. Line / ODOT Linn 12.5 miles
Joseph St. - Stayton City Limits / ODOT Marion 18
Legacy Estates / David Corey Lane 18
Linn Co. - McKenzie River / ODOT Lane 0.5 Martinson Mitigation Bank Lane 46 Noti – Veneta / ODOT Lane 5
Olalla Cr - Hoover Hill Rd / ODOT Douglas 8+
Or. Coast Hwy @ Sandlake Rd / ODOT Tillamook 1 Parsons Creek Fish Screen / EPUD Lane 0.25 Peninsula Road Culvert / Lane County DPW Lane 0.25
Pleasant Valley – Greentimber / ODOT Tillamook 2
Salt Cr Falls - Klamath Co / ODOT Lane 15
Shadowridge Subdivision Lane 4 Silverton Rd - State St / ODOT Marion 6
Spoon Cr. Bridge / ODOT Linn 3
SPTC - Silverton Rd / ODOT Marion 4
W11th Heated Storage Lane 10 Woahink Creek Culvert / Lane County DPW Lane 0.25
Post-construction Monitoring Mike has conducted post-construction monitoring for many of the previously-listed projects and others. This has involved
designing the appropriate monitoring strategies which would measure the characteristics of each particular mitigation site and inform the
determination of success, as specified in the state and federal permits. Mike is familiar with a variety of monitoring protocols, has participated in interagency working groups focused on the issue of mitigation success, and has made presentations on Wetland
Mitigation Design and Success Criteria.
Habitat Characterization, Sequential Rare Plant Surveys and Natural Features Assessments
Based upon Mike’s education in Landscape Architecture, Landscape Ecology and Biology, supplemented with training in
various landscape assessment methodologies, Mike is fully able to characterize and assess functions and values of a wide variety of habitat types. These include wetland areas, riparian areas, upland areas and disturbed / agricultural / urbanizing areas. Mike has
received formal training in the identification of a wide range of native plants.
The following list is a sample of projects for which Mike has performed Habitat Characterization, Sequential Rare Plant Surveys and Natural Features Assessments (per City of Eugene regulations):
Project Name HC / RPS / NFA Study Area (acres) Dates
1135 Amazon FloodPlain Project HC / RPS 75 2000 3rd – 4th Avenue Connector HC / RPS 10 2003
43RD & Donald Drainage Improvements HC / RPS 1 2006
A-1 Channel Realignment HC / RPS 10 2004
Airport Road Realignment HC / RPS 25 2004 Candlelight Park Project HC / RPS 15 2004
Chad Drive Extension Project HC / RPS 5 2004 -2006
Coyote Creek Wetland Mitigation Site HC / RPS 47 1999
Crest View Estates HC / RPS / NFA 8 2004 – 2006 Deerbrook Subdivision HC / RPS / NFA 35 2006
Dragonfly Bend Project HC / RPS 70 2003
Eugene Airport Expansion HC / RPS 350 1999 – 2002
Eugene Self-Storage HC / RPS 10 2005-2006 Fern Ridge Bikepath (3 parcels) HC / RPS 15 1999 – 2000 Greenhill Channel Relocation HC / RPS 10 2003
Laurel Hill Reservoirs Project HC / RPS 8 2002
PeaceHealth / Riverbend Project HC / RPS 160 2002 Pioneer Parkway Expansion HC / RPS 10 2002 – 2003 Royal Avenue TGM Nodal Project HC / RPS 220 2000
Royal Meadows HC / NFA 28 2006
Springbrook Estates HC / NFA 8 2006
Wildcreek Woods Subdivision HC / NFA 4 2007 Exhibit C2 -27Attachment 1-72
Fish-Culvert Replacement Monitoring Based upon Mike’s education and supplemental training regarding fish passage and salmonid life cycle requirements, Mike has
conducted construction monitoring on several culvert replacement projects. This work typically involves on-site inspection of the work
in progress, paying particular attention to issues of erosion control, sedimentation stabilization, isolation of instream work areas, measures to ensure protection of sensitive and endangered fish species. The following table displays a list of these projects.
Project Name County Dates Clear Lake Road Project Lane 2001
Hills Creek Road Project Lane 2001
Peninsula Road Project Lane 2001
References For Michael W. Shippey:
William Fletcher, Water Quality Manager Oregon Department of Transportation
Salem, Oregon 97310
(503) 986-3509
Scott Goebel
Goebel Engineering and Surveying 310 Garfield Avenue, Suite #30
Eugene, Oregon 97402
(541) 687-0542
Alan Wells
Commercial Associates Real Estate Services
202 NW Sixth Street Corvallis, Oregon 97330
Exhibit C2 -28Attachment 1-73
Exhibit D-1
Attachment 1-74
Exhibit D-2
Attachment 1-75
Exhibit D-3
Attachment 1-76
Exhibit D-4
Attachment 1-77
Exhibit D-5
Attachment 1-78
Exhibit D-6
Attachment 1-79
BEFORE THE PLANNING COMMISSION
OF THE
CITY OF SPRINGFIELD, OREGON
REQUEST FOR WILLAMETTE + CASE NO. TYP312-00003 GREENWAY SETBACK + FINDINGS, CONCLUSIONS, DETERMINATION, WITHOUT + AND RECOMMENDATION
DEVELOPMENT + NATURE OF THE APPLICATION
Establish the Willamette Greenway Setback for Assessor’s Map 17-03-34-44, Tax Lot 301, municipally addressed as 4531 Franklin Boulevard.
1. On September 7, 2012 the following application for a Willamette Greenway Setback Determination was accepted and deemed complete: Establish the Willamette Greenway
Setback, without development, for an existing mobile home park in Glenwood comprising approximately 10.85 acres, Case Number TYP312-00003, Nick Klingensmith, Law Office of
Bill Kloos, applicant.
2. The application was submitted in accordance with Section 5.4-105 of the Springfield
Development Code. Timely and sufficient notice of the public hearing, pursuant to Section
5.2-115 of the Springfield Development Code, has been provided.
3. On November 6, 2012 a public hearing on the zone change request was held. The
Development and Public Works Department staff notes including criteria of approval, findings and recommendations, together with the testimony and submittals of the persons
testifying at that hearing have been considered and are part of the record of this proceeding.
CONCLUSION On the basis of this record, the requested Willamette Greenway Setback application is consistent
with the criteria of Section 5.22-115 of the Springfield Development Code. This general finding is supported by the specific findings of fact and conclusions in the attached staff report (Exhibit A)
and attached hereto.
ORDER
It is ORDERED by the Planning Commission of Springfield that Case Number TYP312-00003, Willamette Greenway Setback Determination, be approved. This ORDER was presented to and
approved by the Planning Commission on November 6, 2012.
_______________________________ Planning Commission Chairperson
ATTEST
AYES: NOES:
ABSENT:
ABSTAIN:
Attachment 2-1